ID vr\__..(I ID I ·~ ' N 1 N ~ 0 I z lj 1Wz ~o 0:(1) ! Q'.W11 fr~ I Cll"- I o..::> -"'<:"- I ,? I § :? Cl) :;: i ;; .... o~ ~ g_ &~ ~ ~ lriE iii i'-- · '"~-::!:>.t• ''·~ .... . 1•- =1-7',,----;;; ('\j ~ Cl I ~ ~ ~b ! : =~ g:R ~ CT:I N I ::lN ~~§~ -~ ...... ~ oozz ~u:. ~ ! Oll'v' EXHIBIT E-1 LU 18-0028 C _ Nci I I -- Layers x l'V l'V . w w - < 1 I - I ~ t -] ~_Jf -gj l ~ 12850 'I erty Map CHANGEMAP Eli 1 R·lO R·lO - - --. 0 ~ _J O I 0 I - - __ __, d ...... s (!.._ . ·er Layers ___ Filter + 0 SW Kna!!fs Rd Knaus LJ L.U,....._...,, v • ._ " "'"'~'-'"''-' '""-' Rd O Neighborhood Overlays > "" 13001 -~1 r=,.- 0 Cl] f N 0 O Southwest Overlay <.O 3 cj ~ I i ~ 11JU41 ~l_~ - N I > i : ~ ~ )w w District - j j District SP h I 13120 I .J I r I I 13050 O Commercial Overlays > I R· O I O Land Use > / I I " I I m O Heritage Trees > 131s1 Ii 13156 L 13064 I R-15 ~ * Historic Landmarks > l'V l'V (]1 O Special Street Setbacks ~. .t:i.. (Not drawn to scale. For . . . ~ . 1317~I reference only.) --..~~ ---- GREE'N- 13070 ~ O Neighborhood > . r I RIDGE "i: Lt 13 13220 !;! § 1j I§I Associations l ESTATE Q"' .3 Q,, -~-·-=- I~ i;zJ § • Zoning > I 111 . I Comprehensive Plan ~ a > I " \ r;;1 , ...... I I ~Fire ~) t " _I•.> 1'V l!\ r · ------·- - S V / •·--~ -....0. ..._,____ - EXHIBITE -2 LU 18-0028 EXISTING CONDITIONS MAP SURVEY NOTES: TAX LOT 3500, MAP 2 TE 0488 THE V£,oli'11CAL DATUM FOR THIS SURVEY 15 BASED UPON A POST-PROCESSED GPS STATTC 08$£RVAnON AT CONTROL POINT 14, lt1TH AN El..EVATTON OF 496.95: NGVD 29' DATUM. LOCATED IN THE N. W. 1/4 SECTION 4, T.2S,, R. 1E,, W.M., n-1£ BASIS OF BEARINGS FOR ._THIS SURVff IS PER MONUMENTS FOUND ANO HEW PER CITY OF LAKE OSWEGO, CLACKAMAS COUNTY, OREGON RECORD OF SURVEY RECORDED UNOF:R PRIVATE SURVEY NUMBER 2004- 007, RECORDS OF MAY 28, 2017 SCALE 1"=20' CLACKAMAS COUNTY. LA TEST REVISION: MARCH 1, 2018 nlE PURPOSE OF THIS SURVEY IS TO RESOLV£ AND DETERMINE THE PERIMETER BOUNDARY OF "{HE SUBJECT PROPERTY, TO SHOW AU PERnNENT BOUNDARY ISSUES ANO ENCROACHMENTS. NO PROPERTY CORN£RS WE:R£ SET IN THIS SURl/£Y. NO WARRAtmES ·ARE MADE AS TO UAnERS OF UN'M?ITTEN TTTl.E. SUCH AS ADl;[RSE POSSESSION, £STOPPEL, AC~/ESC£NC£,ETC. NO mz.E REPORT WAS SUPPLIED OR USED IN THE PREPARATION OF THIS MAP. TAX LOT 2600 (2 1£ 0'188) THE UNDERGROUND UTILITIES AS SHOYrTI/ON THIS MAP HA VC BEEN LOCATED FROM FIELD SUf{VfY OF ABOVE" GROUND STRUCTURES AND AS MARKED OY OTHERS. THE SURVEYOR EXIS nNG HOUSE MAKES NO GUARANTEE THAT THE UNDERGROUNDUTJUT/£S SHO'llN COMPRISE ALL SUCH TAX LOf 2 702 PEAK EL. 509.2' unL1n£S IN THE AREA, fffHER IN SERWCE OR ABANDONED. THE SURVEYOR FURJHER DOES (2 /£ 0488} HEtGHT=IJ.8' +/- NOT WARRANT THAT THE UNDERGROUND U1iU11[S ARE IN THE EXACT LOCATION INDICATE"D, AL Tf/OUGH HE DOES C[RTTFY THAT THEY. ARE LOCATED AS ACCURA 7E1.Y AS POSSIBU: FROM f0UN0 J/4M FOUND 5/BM FOUND 1/2" INFORMATION AVAILABLE: THE SURVEYOR HAS NOT PHYSICALLY LOCATED n-1£ UNDERGROUND IRON PIPE IRON ROD..._NO CAP JRON PIPE UTfl/TJES. SVBSURFACEAND CN'.1RONMENTALCONDITIONS Wf"RE NOT EXAMINED OR CONSIDEREDAS fl .= 478.6' ~ EL.,.~.6''- \_ EL.-- 4.f!.J.5' A PART OF THIS SUR~Y. NO STATEMENTIS MADE CONCERNINGTHE EX1Srr:NC£ OF r -...... __ ---"\. ' "' - UNDERGROUNDOR OVERll[AO .CONTNNERS OR FAC!LJn£S THAT MAY A~CT THE USE OR '~---l~-.....,.? \ -..... ,,..-;:, "- 15'1~~0-.., -- ...... DEV[l.OPMENT OF THIS TRACT. THIS SURVEY oats NOT CONSTlrLJTEA TITLE SEARCH BY 'J)Q' ~f/ ·-- ,,,,./ r' ?- \ p ------SURVE.YOR. ;• ~~:;? I I '"" -· I '1i '- '-.,. -:-- <- / ,,- - , ~• ,,4" h ,,,,,.,_-W• \ !Bl!{s-w!•'"' -----·- - 49 - 49_,, '' / I,-:: ,,- / ~ £ $ ~ 91 <90 ' - - HEAVY ---'., _/! L / - " ,,. / / ,v , \ 1 I ,.,~BRus~UN",, __._.. /I ( / / 1 \ I / ig;!1z66.4Q£(i·- ff64;.{ 'rREE - 1 6 554 LEGEND: 1 .• r ,, / ,,,., 1 '•. lREf_"r'NOPY AREA I I 16.6' mjE ~ ~~! Some S~bolsshown may not be used on mop 1s2 U.lf!Jfl-"-N/A ; TOP Of\ TREES \ \ . ' ~ ~~rRc,('11"' / rEL-~545,p' ' , J ' \ ( • ?,. ;,mil:' DECIDUOUS TREE ¢-t3 UTILITY AND l/GHT POLE \'O\ I I / C\5 03' mE£ \ ,, , I I 66.7 m£1: _,. I """_1. 9 ~I I '"" X; '// ,,- - -- , / , / I J '"'°I 55-J' rrl/!f ct) EVE:RCR££N TRff 'U.i U'f1LJTY POl.E DE- 16 I f(Jl86 / I / [)£~-' I ,.I I I Dt:-1 I I> --_,. // / ;,6.J'TR @ STORM SEK-£R MANHOLE :¢: UGHT POLE I ) r I ; I Ii / r r _ ,, ) I s 21 ~~ I "' 1 L ! TREE CANOPY AREA ',, @.! CATCH BASIN _, cur ~trRE TOP OF TREES ,,.- -- / i' 'I-.. i I i ,,, / ' ,, ' / i . l',,,'r - "' f:L -= 547.0 ' ® SANITARY SE~ CLEANOUT ELECTRIC BOX .6'1 8 -~I/ I I I f '- I ; I H I '-<'..._ .L ~HEA1ff521"£~~~t, TAX LOT 2800 ~11~,!/mw/// I r -;-l 1/o/u~UNEi --/ - i1-\YIUSHLINE 1 ~:):Sf @ SANITARY SEM:R MANHOLE [f:] EL£Cm1c METER (2 IE 0488} ~: 1&0 t I J ! \ 1, ·~~0~/Rrr . / I / 1 j -J 1 ftif! l>4 WATfR VAL\'C'" IE) ELECTRICAL POM:R PEDESTAL _,, ,~H[AVYY1 I I ' / I I '54.4' 'ff/EE .!,J I _I / BRUS. LINE 4s.1 TREE / \ 1RE£/ EXfSnNC HOUSE I I 54.1' r@ WATER METfR ® ELEC'TRIC RISER PEAK EL. 496.2' I [ ; I "!'Jfi-",,, ,'llf,'~ANO"YAR£A,_,,J.___ _,L I - / " I I ,,,,,.. / I ' 0 " I HEIGHT-21.6' +/- lr' FIRE HrDRANT @ HEAT PUMP I[ ;, / / I / h' "' I / /PP 594W8!i!'mrr•"" 1 1 I J I ' I I ;t::'.Jii~),I I L - ,8'--. ':frf"",,,_, I I ._f ~ GAS VALVE" OVERHEAD UNE 1 1 / / ; 1 .;.8 '111££ \ 1 / r / Jx ~ GAS M£7FR GAS LINE 1 1 1 1 - 1 111££cANOPrAREA r I I ep ., 1 cl )11 'ff'_-'fi / 1 /j I TOP OC :rRtES ,, 1 o BOLLARD ELECTRICAL LJNE 1 1 1 ~ ~ 145·}'; •(Rff ~-'-548.S' I / / - B -"-SIGN COMMUNfCA noNS UNE Q MAILBOX SANITARY SEWCR LINE - JI I ; I I TAX LOT JSOO 8 --- (21£0 TAX LOT 2900 :;6:~!1,,- Fl = FIR mff OC = DECIDUOUS TR££ , 1 I / // (2 1£ 0488) ~Jt,, I // "'r-,ft \. fiEAVY / I ,,-- I Pl - PINE TREE , ~~~~£~SIZE :f -f I /"BRUSH Ut/£ / 'ff:f7 / 69. 9' W?EE I 0 :: : ASPHALT CE -= CEDAR TREE v I :(? J rtJp,), !Ii I ; i... '-""'d, TREE CANOPY AREA - I ~ I I / ;JS '9"59' O"'E~--::-===-:-(;J;,·-::;fiiFO;'~~~,, (IN FEET) 66 4' TRJ XT'\•'--x ' - - 1 .87.:15..'-_:'" - 17495 1fNCH,.20FT. 1so2-( r 7'\, E @,1 -:.:t74.6' 7Rff•-Lx-x..Lt:::: 67.J' ~··- DE-t7 '1':.:J . 15028 102~1If~ ..- "'"'"'' ..,..,,... 5 · WOOD 15 27 DE-15 «- - J" FENCE OE-22 6' WOOD 74.4' TREE FENCE. CENTERLINE CONCEPTS TAX LOT 3400 LAND SURVEYING, ING. (2 1£ 0488) 19376 MOLALLA AVE., SUITE 120 OREGON CITY, OREGON 97045 £XJSnNG HOUSE PEAK EL. 522.8' PHONE 503.650.0188 FAX 503.650.0189 EXHIBITE-3 HEIGHT=25.1 ' +/- RENEWS: DECEMBER 31, 2010 Plotted:M: \PROJECTS\RENA!SSANCE- nlOMA ROAD-13151 \dwg \ECM.dwg LU 18-0028 PARTITION PLA T NO. 2018- PARCEL I PARCEL J LOT 27 A REPLA T OF LOT 9, " THOMA ACRE TRACTS" (PLAT NO. 615) PARTITION PLAT "FOREST HILLS ACRES" 20' 20' LOCATED IN THE N. W. 1/4 SECnON 4, T.2S., R. 1E., W.M., NO. 2006-076 {PLAT NO. 598) CITY OF LAKE OS~GO, CLACKAMAS COUNTY, OREGON DOCUMENr NO. DECEMBER 1, 2017 SCALE 1·=20' 2001- 068410 PLANNING ALE NO. LOT I SHEET 1 OF 2 "£" ~N~ON 'io~/8-IR "C" ~ - nm- m~• \ 69.9J'(69.88'{P2)} \ 81.97'{82.00'{Sl}{P2}) / ~?""l.OO' LEGEND: r e SET 5/8• x JO" IRON ROO W/ RED 1'J .• J· - · ll06 I PLASnc CAP MARKED ·ccNTf:RUNE CONCEPTS" ON 2018 ·, s 89'57'08. E (S ··~·····E 151.88(P2}) - T -- ~152.25'(PI))151.9~~ ~ A, SH 1.17" COPPER DISC (BERNTSEN BPI) MARKED • • ON 2018 e FOUND MONUMENT AS NOTrn 20· 20' LOT 2 PARCEL 1 I () - RECORD DISTANCES & BEARINGS 10.263 S.F. IR = IRON F?OD IP - IRON PIPE "THOMA FD = FOUND W/ :r lt1TH YPC "" tE1LOW PLAsnc CAP ACRE S.F. "' SOUARE FEH DDCUM[Nf NO. R/W .,. RIGHT OF WAY LOT 11 2010-009596 TRACTS " PDE ~ PUBLIC DRAINAGE EASEMENT SN "" SUR VE:Y NUMBER CLACKAMAS COUNTY 8. oo· smur DEDtcA nON (PLAT NO. 615) SUR VF:YOR'S omcc 1,~50S.F, 51 - SN 1189 0 52 - SN 200-f- 007 I Pl - " THOMA ACRE 71?ACTS" (PLAT NO. 615) P2 = PAJmnON PLAT NO. 2006- 016 N 89'57'08 • W 149.75' I PARCEL2 8,362 S.F. 20· I 2~50' I N 89'57'08" W 154.41 ' PARCEL I IQ~ -~ PARTITION PLAT ~ ~ ~~ 'ic ii NO. 2075- 007 ~f!. it "'~:: ~ ~ :., LOT 11 ~; a,, lii"' ~ PARCEL3 / • ;JS/ 8,627 S.F. ~~ DOCUMENT NO. I c.. ~ I~ 2002-066679 IJ ~ EXHIBIT E-4 PLOTTED: I.I: \PRO£ CTS\R£NAJSSANCE- THOMA ROAD- 13151 \dwg\PARnnON.d; LU 18-0028 PARTITION PLAT NO. 2078- A REPLA T OF LOT 9, " THOMA ACRE TRACTS" (PLAT NO. 615) LOCATED IN THE N. W. 1/4 SECnON 4, T.25., R. 1£., W.M., CITY OF LAKE OSllE"GO, CLACKAMAS COUNTY. OREGON DECEMBER 1, 2017 PLANNING ALE NO. SHEET 2 OF 2 NARRATIVE: DECLARATION: SURVEYOR'S CERT/FICA TE: APPROVALS: THE PURPO~ OF THIS SURVEY IS TO MONUMENT THE BOUNDARIES KNOW AU PEOPLE BY THESE PRESENTS THAT RENAISSANCE CUSTOM I, TOBY C. BOUJEN. HEREBY CfRTIFY THAT I HA VE: CORRECTLY APPRO"VF:D THIS __ DAY OF 2018 OF LOT 9, "THOMA ACRE TRACTS" (PLAT NO. 615), CLACKAMAS HOMES UC, AN OREGON UMff£D LIABllffY CDAIPANY. THE O.WtR OF SURVE:YED AND MARKED lffTH PROPER MONUMENTS. THE LAND COUNTY PLAT RECORDS. THE LAND REPRESENTW ON THE ANNEXED MAP, AND MORE REPRESENTfO ON THE A TTACHED PART1"DN MAP. SAID LAND - - PART1CULARLY DESCRIBED IN THE ACCOMPANY/NC SURVE:YOR'S BEING DESCRIBED AS FOLLOWS: BY:------CITY OF LAKE OSHf"CO DEPARTMENT OF FOR M Y BASIS OF BEARfNGS, ANO THE ~ST LINE OF SAID LOT 9, I CERT1ACA 7f. DOES HEREBY DECLARE THE ANNEXED MAP TO BE A PLANNING AND BUii.DiNG SERW"CES HELD NORrH 11'57'09" EAST BU"M:EN FOUND MONUMENTS "8 " AND CORRECT MAP OF THE PART1T1DN OF SAID PROPERTY AND HAS CAUSED A REPLA T OF LOT 9, .THOMA ACRE TRAc rs· (PLA r NO. 615). "A", PER SURVfY NO. 2004-007, CLACKAMAS COUNTY SURVEY THIS PART1T10N PLAT TD BE PRfPAREO AND THE PROPCRTY CLACKAMAS COUNTY PLAT RECORDS. LOCATED IN THE N. W. 1/4 RECORDS. PARTlnDNED AS SHOlffll IN ACCORDANC£ lffTH THE PROVISIONS OF OF SECT1DN 4, T.2S., R.1£., W.M., CITY OF LAKE OSWfGD, CHAPTER 92 OF OREGON REVISED STATUTES ANO FURTHrRMOR£ DOCS CLACKAMAS COUNTY. OREGON, B[ING MORE PARnCULARLY APPROVf.D THIS _ _ DAY OF 2018 I HELD FOUND ORIGINAL PLAT MONUMENTS ·c AND ·o· FOR THE NOT CLAIM ANY PROPERTY BEYOND THE BOUNDARY AS SHOKN HEREON. DESCRIBED AS FOLLOWS: EAST UNE OF THE SUBJECT TRACT. 8£/NG THE K£"ST RIGHT OF WAY THIS PLAT IS SU8.£CT TO RESTRICT1DNS AS NOTCD HEREON. LINE OF S. W. THOMA ROAD (ORIG/NALLY A •f0.00 FOOT MOE RIGHT BEGINNING AT TH£ JNIT1AL POINT, SAID POINT BEJNC IRON PIPE CLACKAMAS COUNTY SUR"VF:YOR OF WAY), PER SAID PLA r. Ar FOUND AT THE NORTHWEST CORNER OF LOT 8 OF SA.ID wTHOl.IA ACRE TRACTS•; THENCE ALONG THE EAST UN£ OF LOr 11 OF SAID I HELD FOUND MONUMENTS "A·. ·c. ANO ·c FOR THE NORTH UNE RENAISSANCE CUSTOM HOMES LLC, AN . THOMA ACRE TRAcrs·. NORTH 1r57•09• EAST. 183.95 FEET ro OF LOT 9, ALSO BEING THE SOUTH LINE OF PARnnON Pl.AT NO. OREGON UM/ TED LIABILJTY COMPANY 2006-016, PER SAID PA RnnON PLA r. THE NDRTH£AST CORNER THEREOF; THENCE ALONG THE SOUTH UN£ ALL TAXES, FEES, ASSESSMENTS AND OTHER CHARGES AS PROVIDED OF PARCEL J OF PARTIT10N PLAT NO, 2006 - 016, CLACKAMA S BY O.R.S. 92.095 HAVf BEEN PAID THROUGH JUNE JO, COUNTY PLAT RECORDS, AND CONT1NUINC ALONG THE SOUTH LINE ------· I HELD FOUND MONUMENTS "8" ANO "O" FOR THE SOUTH LINE OF BY: RENAISSANCE DEVE:LOPMENT APPROVED THIS DAY OF 2018 OF LOT 27, •FOREST HILLS ACRES • (PLAT ND. 598}, CLACKAMAS __ SAID LOT 9 PER SA.JO PLA T OF "THOMA ACRE TRACTS" AND SAID CORPORA T10N, AN OREGON SURVEY NO. 2004- 007. CORPORA T10N, I rs SOLE MEMBER COUNTY PLAT RECORDS, SOUTH 89 '57'08 w EAST. 151.90 FEET TO TH£ ltf"ST RIGHT OF WAY LJNE OF S. W. THOMA ROAD, BE/NC 20.00 FEET WEST OF TH£ C£NTERUNE THEREOF 'MiEN M£ASUR£D AT CLACKAMAS COUNTY ASSESSOR AND TAX CDl..LECTOR RIGHT ANCL£S; THENCE ALONG SAID WEST RIGHT OF WAY UNE, BEING COINCIDENT ttfTH THE EAST lJNE OF SAID LOT 9, PLA T NOTES: RANDAL S. SEBAST1AN - PRESIDENT B~- SOUTH 07i 4 '1J • K£ST. 181.Jf FEET TO THE NORTHEAST CORNER DEPUTY------I. THIS PU.TIS SUBJECT ro THE CONDIRONS OF APPROVAL OF SAID LOT 8; THENCE ALONG THE NORTH LINE OF SAID LOT 8. IN CITY OF LAKE OSWE"GOPLANNN/NG FIL£ NO. W---~ NORTH 89'59'25• WEST. 167. 15 F"EET TO THE INITIAL POINT. CONTAINING 28, 70J SQUARE FEET. ACKNOWLEDGEMENT: STA 7F OF OREGON 1SS COUNTY OF CLACKAMAS ~6~~TYO~FO~E~------~SS I DO HEREBY CERT1FY THAT THE ATTACHED PART1TION PLAr WAS R[COVED THIS INSTRUMENT WAS ACKNO'M..EDCED 8£FORE ME ON FOR RECORD ON THE --- DAY OF ______, 2018, AT ~=•"'E°'SID°"£°"N~T°"DF""R"'£°'NA""1s'-'s'"'••"'CE=DEfiL~i~:~gORS:fJ:J~~· ____ O'CLOCK ~ M. AN OREGON CORPORA T10N, SOLE MEMBER OF RENAISSANCE CUSTOU HOMES LLC, AN OREGON LfMfTCD LIABILITY COMPANY.. AS PARTIT10N PLAT NO. ------ DOCUMENT ND. ------SHERRY HALL, CLACKA MAS COUNTY CLERK NOTARY S/GNATUR[ BY:------DECEMBER JI, 2019 DEPUTY NOTARY PUBLIC - OREGON COMMISSION NO.; ------ MY COMMISSION EXPIRES: ------ ~~ CENTERLINE CONCEPTS LAND SURVEYING, INC. 19376 MOLALLA AVE .• SUITE 120 OREGON CITY, OREGON 97045 PHONE 503.650.0 188 FAX 503.650.0189 PLOTTF:O: M: \PROJECTS\RENAISSANCE-THOMA ROAD- 13151 \dwg\PART/TION .d 009!>·9£9 (LOS) :3 N0Hd ·s3WOH 3:)N'dSSl'V'N3'!::1 =l H ~l~c:KY.l ootg-Sf9(foS) :d 009S-9f9 (foS) :d OlM01'l0~390"ll"O>IS S'.bLl:JVMd 0NlCl1!1\8 NOl'O'IO:J IJNY'NOUYiltl UJ in ~"' r--. "'LO "' 0 - ~"'co (/) EXHIBIT E-5 LU 18-0028 N003HO '003MSO 3~'fl OVOH W.OHl ISI CI NV1d 3!>VNIVllO !>NIJ.SIX3 AS ltYO OH NOI.I.IJ.aVd .101-E; N o~ ""'N~ .... 0 g~ X N ...... ~- \ z j Cl. '·· EXH IBIT E-6 LU 18-0028 NOOJ MO '003MS0 3liVl ovo ~ vrto K.L 1s1n .t-.'V'l d 3!lVNivaa rmoJ.s NOIJ.U. l! ; ":.. I I ~ ~ iI I I I I I j(D I I (D (D EXHIB IT E-7 LU 18-0028 eceived A om ·ty of LakeOsv.1ego NOTE:~!RACT ~z,c;. -!; ~T - ~ ~->:,\'.'. \._' , .... ., a "''" • •tr •...,. gi I I I II I I ~l ~ HMA.C(~ UfTS ) ,. OEPTH or J/• "- o· l.£"'8.JNC """""Roa< o· ~™ QI 1-112·-o· O'tUSJ1m S'ICAllWUloa.JrYSCll ro BAS< ROO< WCOCtn' STORM TECH CHAMBER OPTION FOR LOT 3 SCAl.£: 1·- 10· ~ . ; . •$ ~Jill ii B ~~ I : t= ~C') !l~C') ------j ~I - - N003~0 '003MSO 3~1'1 ovo~ VWOHl lSlrl NV'Id S!SJ..1VNV :>Id01S /T "''"'"' NOI.LIJ.HVd .101-C o6aN S( , ~Bl JO " I i1:-J I . EXHIBIT E·8 LU 18-0028 l s z oo-s~ n1 J 6·3 l181HX3 y -! m-! ;u z ll \;: z ~ - f>'i\ --- '· en ~@ co I ~ i.~ ~ u;_ U1 -.J c5 ~ rn '-----, I I U1 ~P: - 1!1 l ., ~ (o _J ~;.} I <=! ~ 0 L m lD ~ )> 0 ;o "'0 55.42' --/ 1s·-o· ~~() "'0 --- ~! L 0 0 ll-£SCPlA~Af!EFOJO. ll-IEEXCl.USIVEUSEOF R(NAJ$SANCl:H(IM(S "1ESE Pl.ANSW.YNOT. >NWl ~ -u l> ~ () m r \JJ ------____ --- ______!'~O~S!O...f..RS'f'.!B,_TYLINE (J) r )> 0 -u () l> ~ E () m JTI r z "' G' r-f ------______£'~0~S.§.~R9~TYLINE -u l> 150' ~ ,,_,. () m - r 165' 170 f.P 170 t ...... EXl.STING PROPERTY LINE 1eJ' ------~:.::.j" 4"~' ,.. ,. ...) r ~, ·•/"" ~ . ~ ~s ~~: . ~ -j, , I ~ . 'j -~- .., II t\\ 'o Jlilf (J) -I ™ESE f'V.NSARE FOR THE txClUSIVE USEOf' REN...,SS...NCE HOMES. lliCSE Pl.ANS MAY NOt. IN WHClt.E OR IN P ... Rf. llE VSE0 8 Y Alff OTHERP,\RTYUNUSSON lO"'N IY RCNAISS...NCI; HOMES T0 1'.PAIUY NECESSARY I;u TQASS1$T IN THEUS!NGOF rHESEl'l..ANS. flllpq()Ql.ICTIONOf' l'l1£SEPl..AtlS. !NWHOl.EOR IN PARr IS T r STillCT\.Y PR0tt91TEDWlrn<>IJTWRITTCNP(IWISSKlNFROM llC!WSSANCEt _) :: "' ,.. t:.J;.:i;: "' ~ ·- \ 1----,. ~, "' J a: °'11 -r:t·~h 1 t. 0 City Boundary !! :? {,,-· ·'0- ..._!u1>JC1 > .,. ,., ~ .. \/ 1 > L\ f t; ,1\ Courtll Av 4 County Boundary u. z D > "" " A,,~[ -t\(:#YV)\.U~ "" /11 e ) 1,¥ .., .. · rv 1 B 'lll~1 fl ..?'~"!. . 'I D Easements > " II ,.~o Ell ••• ...U GB > ' 991 ·~)' D USS > O Lake Oswego School > 't..,,,_o• District :o' < School Attendance D ,"(\~..· > .__ Boundaries ~ D East End Urban Renewal > ,ybtJr District D Lake Grove Urban ~ > Renewal District , u-.."'"".'''~ rm c><:::c _.. - co OJ 6=i O m NIco ...... 0 EXHIBIT E-11 LU 18-0028 land Use Application for 13151 Thoma Road DATE: March 26, 2018 SUBMITIED TO: City of Lake Oswego 380 A Avenue Lake Oswego, OR 97034 APPLICANT: Renaissance Custom Homes, LLC 16771 Boones Ferry Road Lake Oswego, OR 97035 EXHIBIT F-1 LU 18-0028 PROJECT NARRATIVE A 3-parcei minor land partition at 13151 Thoma Road 1 PROJECT NARRATIVE A 3-parrce~ minor land partetion at 13151 Thoma !Road 1 LAND USE APPLICATION FOR 13151 THOMA ROAD DATE : March 26, 2018 OWNER: Denise Ann Fricke 13151 Thoma Rd APPLICANT: Renaissance Custom Homes, LLC 16771 Boones Ferry Rd Lake Oswego, OR 97035 SITE ADDRESS: 13151 Thoma Rd SITE SIZE: Approximately .66 acers or 28,702 square feet ASSESSOR'S INFORMATION: Tax Map 21E04 BB, Tax Lot 3500 ZONING & PLAN DESIGNATIONS: R-7.5 {Low Density Residential) ATTCHMENTS: - Application form - Tax map - Survey/existing conditions map - Slope analysis map - Preliminary plat - Preliminary drainage plan - Utility/street tree plan - Shadow pattern plan for on-site non-exempt trees and off-site structure and non-exempt trees - Shade profile for off-site structure and non-exempt trees - Shadow pattern matrix for structure/non-exempt trees at 13175 Thoma Rd - Arborist Report by Mary Giersch Consulting Arborist, dated March 18, 2018 - Infiltration report prepared by Rapid Soils Solutions LLC dated May 11, 2017 - Mailing labels - Deed - Neighborhood meeting packet 2 INTRODUCTION/BACKGROUND 1. The applicant is requesting approval of a 3-parcel minor land partition. As illustrated on the Preliminary Plat, all proposed parcels exceed the minimum lot size requirement of the R-7.5 zone, as follow: Parcel 1: 10,263 square feet Parcel 2: 8,362 square feet Parcel 3: 8,627 square feet 2. The site is approximately .66 acres or 28, 702 square feet in size (27,252 square feet after right of way dedication). It currently contains a single family dwelling, which will be removed as a part of this application. The properties to the northeast and east are in R-7.5 zone and developed with single family dwellings. Properties to the northwest and west are in R-5 zone and developed with single family dwellings. Properties to the south and southeast are zoned R-15 and developed with single family dwellings. 3. There are 42 trees on the site, and seven trees on the abutting property to the south, as shown on the Existing Conditions Map. A great majority of the on-site trees (29) are identified as invasive, dead, dying or fruit trees. The predominate species are sweet cherries followed by Bigleaf maples. 5. The site slopes moderately from Thoma Rd towards the west, and the southern portion is identified as being in a potential slide area. 6. All public services, including sanitary sewer and water are available to serve the proposed development. COMPLIANCE WITH APPLICABLE STANDARDS Chapter 50- Community Development Code LOC 50.02 Base Zoning District LOC 50.04 Dimensional Standards LOC 50.06 Development Standards Chapter 38 - Utility Code LOC 38.25 Stormwater Management Code Chapter 42 - Streets and Sidewalks LOC 42.03 Street Design Standards Chapter 55 - Tree Code 3 LOC 55.02.035 Tree Removal in Conjunction with Major or Minor Development Permit LOC 55.02.080 Criteria for Issuance of Type II Tree Cutting Permits LOC 55 .02 .084 Mitigation Requires LOC 55.08 Tree Protection Oregon State Statutes ORS 197.360 Expedited Land Division In the following sections, the applicant will demonstrate project compliance with all applicable criteria listed, above. Community Development Code [LOC Chapter 50) Base Zoning Districts [LOC 50.02] Residential - Low Density Zones [LOC 50.02.001.1] The site is in R-7.5 zone. Dimensional Standards [LOC 50.04] Residential Low Density Zones (R-7.5, R-10, R-15} [LOC 50.04.001.1.a-g] There is an existing single family dwelling on the site, which will be removed prior to approval of the final partition plat. New single family dwellings are required to comply with site development standards of R-7.5, including setbacks, height, lot coverage, and floor area (FA). Compliance with these standards will be assured at the time of building permit applications in the future. Minimum/Maximum Density: The proposed minor partition is subject to the minimum density requirements, because it will be processed as an expedited minor partition application. Therefore, it must comply with the provisions of ORS 197.360 (Expedited Land Division), which require a minimum density of 80% of the allowed maximum density on the site. The net developable area of the site is 27,252 square feet (i.e., 28, 702 square feet gross acreage less 1,450 square feet of additional right of way to be dedicated along Thoma Rd), which will result in a maximum allowed density of 3.6 lots. The minimum density is determined by multiplying 3.6 by 80% and then rounding up the result to the nearest whole number, as follows: 3.6 lots x 80% = 2.88 lots, to be rounded up to achieve a minimum density of three parcels on the site. 4 The proposed 3- parcel partition complies with this standard. The application also is required to address the manner in which it complies with each provision of Subsection (1) of ORS 197.360. ORS 197.360 "Expedited land division" defined (1) As used in this section: (a) "Expedited land division" means a division of land under ORS 92.010 (Definitions for ORS 92.010 to 92.192} to 92.192 {Property line adjustment}, 92.205 {Policy) to 92.245 (Fees for review proceedings resulting in modification or vacation) or 92.830 (Definitions for ORS 92.830 to 92.845} to 92.845 {Relationship of subdivision in manufactured dwelling park or mobile home park to planned community statutes and series partition statutes) by a local government that: (A) Includes only land that is zoned for residential uses and is within an urban growth boundary. The site is in R-7 .5 zone, which is a low density residential zone, and it is located within the City of Lake Oswego's urban growth boundary. (BJ Is solely for the purposes of residential use, including recreational or open space uses accessory to residential use. The proposed 3-parcel partition is designed to accommodate only single family dwellings. (CJ Does not provide for dwellings or accessory buildings to be located on land that is specifically mapped and designated in the comprehensive plan and land use regulations for full or partial protection of natural features under the statewide planning goals that protect: (i) Open spaces, scenic and historic areas and natural resources; (ii) The Willamette River Greenway; (iii) Estuarine resources; (iv) Coastal shore/ands; and (v) Beaches and dunes. The site does not contain any mapped or designated natural resource or feature identified in the City's comprehensive plan or any land use regulations. (DJ Satisfies minimum street or other right-of-way connectivity standards established by acknowledged land use regulations or, if such standards are not 5 contained in the applicable regulations, as required by statewide planning goals or rules. The application complies with all required street and right of way connectivity standards. As shown on the Preliminary Plat, the applicant will dedicate an 8-foot additional right of way along the site frontage on Thoma Rd to accommodate all future street improvements planned on that road. {E) Will result in development that either: (i) Creates enough lots or parcels to allow building residential units at 80 percent or more of the maximum net density permitted by the zoning designation of the site; or As discussed on page 4 of this report, above, the required minimum density on the site is three parcels. The proposed 3-parcel partition complies with this provision. (ii) Will be sold or rented to households with incomes below 120 percent of the median family income for the county in which the project is built. Not applicable. (b) "Expedited land division" includes land divisions that create three or fewer parcels under ORS 92.010 {Definitions for ORS 92.010 to 92.192) to 92.192 {Property line adjustment) and meet the criteria set forth in paragraph (a) of this subsection. As demonstrated by the analysis, above, the proposed 3-parcel partition meets all criteria set forth in paragraph (a) of Subsection (1) of ORS 197.360. Minimum Lot Dimensions: The minimum lot width and lot size requirements in R-7.5 zone are 50 feet and 7,500 square feet, respectively. There is no minimum lot depth requirement in the zone. As illustrated on the Preliminary Plat, all proposed parcels exceed the 7,500-square foot minimum lot area requirement, as follows: Parcel 1: 10,263 square feet Parcel 2: 8,362 square feet Parcel 3: 8,627 square feet This standard is met. 6 Maximum Floor Area Base Calculation: 3,000 sq. ft. +[(actual lot size - 5,800 sq. ft.) x 0.19} + 750 sq. ft. floor area allowance if a garage is provided: The applicant is not proposing any development on the proposed parcels at this time. Compliance with this standard will be assured at the time of building permit applications in the future. Yard Setbacks: Setbacks for Primary and Accessory Structures: TABLE 50.04.001-1: MINIMUM YARD SETBACKS- R-7.5 ZONE Yard Primary Structures (ft.) Accessory Structures (ft.) Front 25 25 Internal Side Total 15, 5 min. 5 Rear 30 10 -15 based on height The existing dwelling on the site will be removed prior to approval and recording of the final partition plat. The applicant is not proposing any development on the proposed parcel at this time. Compliance with these standards will be assured at the time of building permit applications in the future. Maximum Base Height (measured to the ridge): Primary Structure: 28-35 feet, depending on the slope of the lot As mentioned, above, no development is proposed at this time. Maximum Lot Coverage: Lot coverage is based on the height of the primary structure: No development is proposed at t this time. Compliance with this standard will be assured at the time of building permit applications in the future. The above analysis demonstrates that the proposed development complies with all dimensional standards of R-7.5 zone. Development Standards [LOC 50.06) Building Design [LOC 50.06.001] Structure Design- Residential Zones [LOC 50.06.001.2 and 50.06.001.4}: As explained earlier, the existing dwelling on the site will be removed as a part of this application; therefore, it is not necessary to address the Building Design standards for that structure. All future structures on the proposed parcels will comply with the requirements of this standard at the time of building permit applications in the future. 7 Long Wall Planes [LOC 50.06.001.2.h]: To break up building mass and provide greater privacy on narrow lots, on a lot that has greater than 2.5:1 ratio of lot depth to the average of the lengths of the front and rear setback lines, no portion of a residential structure shall exceed 18 feet high for a cumulative length greater than 60 feet, unless the excess portion of the residential structure more than 18 feet high beyond the 60-foot cumulative length is setback not less than 20 feet from the side lot lines. Parcel 1 is exempt from this standard, because it maintains a ratio of approximately 2.18:1 (154 feet/70.5 feet= 2.18:1). As illustrated on the Preliminary Plat, Parcels 2 and 3 will be qualify as narrow lots, because they have ratios of approximately of 2.87:1 (160 feet/55.6 feet= 2.87:1) and 2.94:1 (164 feet/55.6 feet= 2.94:1), respectively. All future residential structures on these parcels will be required to comply with this standard at the time of building permit applications. Garage Appearance and Location- R-10 Zone [LOC 50.06.001.4.a}: No development is proposed as a part of this application. Compliance with the requirements of this standard will be reviewed at the time of building permit applications for the proposed parcels in the future. Parking {LDC 50.06.002} One off-street parking space per dwelling unit is requ ired. The required space may be in a garage and cannot be located within a required yard setback. All proposed parcels are large enough to meet this standard. Compliance with this standard will be reviewed at the time of building permit applications. Access/Access Lanes (Flag Lots) [LDC 50.06.003.1] This standard requires every new lot to abut a public street for a minimum width of 25 feet and prescribes special design criteria for access points. As shown on the Preliminary Plat, all proposed parcels comply with the minimum frontage requirement by maintaining a 70.47-foot frontage on Parcel 1, and 55.42-foot frontages on Parcels 2 and 3 along Thoma Rd. Thoma Rd is classified as a local street; therefore, there is no restriction on direct access points on this road. On-Site Circulation - Driveways and Fire Access Roads [LOC 50.06.003.2} This standard is applicable to all development proposing a new use or an increased use on a site when the development will result in the construction of, or the increased use of private streets, 8 driveways, or parking lot aisles. It also prescribes standards for constructing driveways and to ensure adequate emergency vehicle access. The driveway width for a front-loading garage may not exceed 12 feet for each parking stall or a total of 30 feet. All parcels are vacant. Compliance with this standard will be assured at the time of building permit application for each parcel in the future. LDC 50.06.003.2.b.i(3) states that on lots with less than 75 feet of continuous frontage on a single public street, only one driveway shall be permitted along that frontage. As the Preliminary Plat illustrates, all parcels have less than 75 feet of continuous frontage on Thoma Rd, therefore, all future dwellings with be served by only one driveway. Compliance with this standard will be assured at the time of building permit applications in the future. LOC 50.06.003.2.b.i(4) requires that driveway approaches be located and designed so that drivers entering or exiting the driveway can see approaching traffic for a sufficient distance to make a safe entrance and exit. American Association of State Highway and Transportation Officials (AASHTO) standards shall be used in determining compliance with this standard. The applicant believes the proposed driveways on Parcel 1, 2 and 3 will comply with the requirements, above, based on the following factors: The Existing Conditions Map (ECM) illustrates several trees along the site frontage on Thoma Rd. These trees are located within 18 feet of the edge of pavement after it is widened and are all invasive species and will be removed. l?l The ECM does not show any utility poles on or near the site along the west side of Thoma Rd. A review of the Street View video posted on the City's web page also does not show any utility poles or any other obstructions in the area. The Preliminary Drainage Plan illustrates a new 8-foot wide drainage swale along the west of Thoma Rd. This new facility would require removal of six trees on Parcels 1,2 and 3 (in the new 8-foot right of way that would be dedicated as a part of this development). o Thoma Rd is a narrow, 2-lane, dead-end local street with low vehicle and pedestrian traffic. o The removal of all trees within 18 feet of the new edge of pavement will remove any obstruction that may be in the sight distance areas of the proposed driveways. There are no vertical or horizontal curves on Thoma Rd that could reduce sight distance. Based on the above findings, the applicant believes there will be no potential obstruction within the intersection or stopping sight distances at the proposed driveways and they will operate safely in accordance with the requirements of this standard. 9 Landscaping, Screening and Buffering [LDC 50.06.004.1] LOC 50.06.004.1.b.iv requires street trees for all development that abut public streets, to be planted at the proper spacing for the species. The property abuts Thoma Rd, a public local street. As illustrated on the Utility Plan, three street trees are proposed on each parcel for a total of nine trees. Applicant is proposing nine Cascara street trees in the development. This standard is met. Lighting Standard {LDC 50.06.004.3} As discussed earlier, Thoma Rd is classified as a local street. Street lighting is required only at the intersections of local streets. Therefore, a street light is required at the intersection of Thoma and Knaus Roads. There is an existing street light at that intersection. The City's Engineering Department has determined that no additional lighting is required for the proposed development. This standard is met. Hillside Protection [LDC 50.06.006.2] The southern portion of the site is identified as being in a potential slide area on the City's Soils Map. A detailed geotechnical report will be provided for each parcel at the time of building permit application in the future, as required by the Planning and Building staff. The application packet contains aSlope Analysis Map, as required by this standard, which shows land areas in the following slope categories: 0-20%, 20-50%, and over 50% slope. The amount of development on undisturbed areas with 20-50% and over 50% slope categories are limited to 65% and 30%, respectively. As illustrated on the Existing Conditions and Slope Analysis Maps, the land areas in 20-50% and 50% slope categories on the eastern half of Parcels 2 and 3 are not natural grades. They had been disturbed during the construction of the existing dwelling in 1963. Therefore, these areas are not subject to the requirements of this standard. The applicant is not proposing development on any of the parcels at this time. Compliance with this standard on the western half of Parcels 1, 2 and 3 will be reviewed at the time of building permit applications in the future. This standard is met. 10 Stormwater Management Standards [LDC 50.06.006.3] Standards for Approval [LDC 50.06.006.3.b} The applicant must demonstrate that, based upon LDC Article 38.25 (Stormwater Management Code}, the capacity, type, location, feasibility and land area required of the proposed storm water management system and storm water disposal facilities as well as any connection to off-site facilities can be provided. Stormwater management measures and requirements are detailed in LDC 38.25.001through38.25.190 and in the Lake Oswego Stormwater Management Manual. For a detailed analysis of project compliance with these requirements, please see discussion under the Utility Code (LOC Chapter 38) on pages 14 and 15, below. Solar Access [LDC 50.06.007} Solar Access for New Development [LDC 50.06.007.1} At least 80% of the newly created lots in a development intended for detached single family dwellings are required to be solar lots and must comply with one of the three design standards of LOC 50.06.007.1.d, including Basic Design, Protected Solar Building Line (PSBL), or Performance Option. The proposed parcels do not meet Basic Design or PSBL options due to the orientation of the front lot lines along Thoma Rd (which is oriented in a north-south direction), or inadequate lot dimensions. The proposed development must; therefore, comply with the Performance Option, which has the following requirements (LOC 50.06.007.1.d.iii): (1) Habitable structures built on the lot will have their long axis oriented within 30° of a true east-west axis and at least 80% of their ground floor south wall protected from shade by structures and non-exempt trees; or (2) Habitable structures built on the lot will have at least 32% of their glazing and 500 sq. ft. of their roof area which faces within 30° of south and is protected from shade by structures and non-exempt trees. In accordance with the provisions of LOC 50.04.004.1, a development is exempt from the requirements of solar design standards, above, if the applicant can demonstrate that one or more of the conditions listed in LOC 50.04.004.1, apply to the site. The applicant is requesting exemption for the entire site from LOC 50.06.007.1.d, due to off-site shade from an existing structure and non-exempt vegetations on the abutting property to the south (13175 Thoma Rd), and on-site shade from non- exempt vegetations in accordance with provisions of LOC 50.04.004.1.b and c, below. 11 LOC 50.04.004 [Solar Adjustments] 1. Exemptions from Solar Design Standard b. Off-Site Shade The site, or a portion of the site for which the exemption is sought, is within the shadow pattern of off-site features, such as but not limited to structures, topography, or non-exempt vegetation, which will remain after development occurs on the site from which the shade is originating. i. Shade from an existing or approved off-site dwelling in a single-family residential zone and from topographic features is assumed to remain after development of the site. iii. Shade from off-site vegetation is assumed to remain after development of the site if: the trees that cause it are situated in a required setback; or they are part of a developed area, public park, or legally reserved open space; or they are in or separated from the developable remainder of a parcel by an undevelopable area or feature; or they are part of landscaping required pursuant to a development permit issued pursuant to this Code. c. On-Site Shade The site, or a portion of the site for which the exemption is requested, is: ii. Contains non-exempt trees at least 30 ft. tall and more than six in. in diameter measured four ft. above the ground which have a crown cover over at least 80% of the site or relevant portion. The applicant can show such crown cover exists using a scaled survey or an aerial photograph. If granted, the exemption shall be approved subject to the condition that the applicant preserve at least 50% of the trees that cause the shade that warrants the exemption. The applicant shall file a note on the plat or other documents in the office of the County Recorder binding the applicant to comply with this requirement. The City shall be made a party of any covenant or restriction created to enforce any provision of this section. The covenant or restriction shall not be amended without written City approval. The applicant has prepared a detailed shadow pattern analysis and shade profile for the existing single family dwelling and non-exempt trees on the abutting property to the south at 13175 Thoma Rd. As shown on the Existing Conditions Map and the Shadow Pattern Plan, these trees are located within the required side yard setback of that property (zoned R-7.5}, and they will remain in the event the property is redeveloped in the future. The non-exempt trees consist of big-leaf maples and a Douglas fir tree. 12 The Shadow Pattern Plan also illustrates the crown cover of two non-exempt trees on the site, trees# 10234 and 10252 along the south side of Parcel 3. These trees are in the side and rear yard setbacks that will remain after the site is developed. As it is clearly shown on the Shadow Pattern Plan and Shade Profile, the entire site practically is within the shadow pattern of the existing on-site and off-site structure and non-exempt trees. The entire area of Parcels 1 and 2, including the building areas as defined by the required yard setbacks of the R-7 .5 zone, are heavily shaded by off-site trees, except for a very small area at the northeast corner of Parcel 1. However, this area is unbuildable because it is located within the front yard setback and the 15-foot public drainage easement along the north property line of that parcel. As shown on the Shadow Pattern Plan, practically the entire area of Parcel 3 also is shaded by the existing single family dwelling and non-exempt trees on the abutting property to the south. While there are three small areas on the south side of that parcel that are not in shade, they all have physical limitations, as follows: e The area to the west is entirely within the rear yard setback and therefore not buildable. The small irregularly shaped area to the east is mostly in the front yard setback and therefore not buildable. s The central area, about 50% of which is in the side yard setback, is also irregularly shaped, that makes compliance with the specific design criteria of Performance Option (LOC 50.06.007.1.d.iii) not practicable. The applicant expects the future dwelling on Parcel 3 to measure approximately 40 feet x 70 feet. Based on that parameter, the dwelling cannot meet the design (glazing and protection of the ground floor south wall) or the orientation (protection of roof area from shade) requirements of LOC 50.06.007.1.d.iii(l) or (2). This is because approximately 75% of the south elevation will be shaded by the existing structure and non-exempt trees on the abutting property to the south, i.e., the majority of glazing and all roof areas on that elevation will be in shade. Based on the above findings, the proposed development is exempt from solar design standards of LOC 50.06.007 .1. This standard is met. Utility Standard {LOC 50.06.008.1 - 50.06.008.6} This Standard applies to all development requiring utilities. The attached Preliminary Utility Plan illustrates all existing and new utilities that are necessary to serve Parcels 1, 2 and 3. 13 Sanitary Sewer: There is an existing 8-inch public sewer line along the site frontage in Thoma Rd that can serve the proposed development . As shown on the Utility Plan, all proposed parcels will be served by individual laterals. (Note: The Engi neering Department has informed the applicant that the service lateral for 13041 Thoma Rd may cross the northern portion of Parcel 1.) Wat er and Hydrant: There is an existing 8-inch water main along the site frontage in Thoma Rd . The Utility Plan illustrates an individual serve line for each pa rce l. The nearest fire hydrant is located approximately 100 feet south of the site on the east side of Thoma Rd . The Fire Department has determined that t he hydrant location and fire low for fire protection are adequate, (Fire Department Comment s on PA 17-0032, dated April 20, 2017). Stormwater and Approved Point s of Disposal: Runoffs from new roof areas and driveways are required to be managed on-site. Additionally, stormwater runoff from Thoma Rd needs to be managed as well. Fo r a detailed analysis of stormwater management for the proposed development, please see discussions under the Utility Code (LOC Chapter 38), below. Streets/Sidewalks: The site has frontage on Thoma Rd, a 2-lane local street within a 40-47.5- foot wide right of way. Currently, there are no sidewalks or pathways in the vicinity. Please see discussion under the Streets and Sidewalk Code (LOC Chapter 42) on pages 15 and 16, below, for a detailed analysis of this issue. Other Utilities: The applicant will coordinate with service providers for gas, power, cab le and phone to provide necessary services to the proposed parcels. All new utilities leading to the site are required to be installed underground, per LOC 50.06.008.4.d. There are existing overhead utilities along the east side of Thoma Rd across the street from the site. The City's Engineering Department has determined that these utilities do not need to be installed underground due to the low degree of impact that would be created by two additional pa rcels and mitigation to the system as a whole. However, any new utility leading to the site is required to be installed underground. Additionally, the applicant is required to participate in a fut ure Local Improvement District (LID) for undergrounding the existing overhead utilities. Utility Code [LOC Chapter 38) Stormwater Management Code [LDC 38.25} Stormwater Management {LOC 38.25.001-38.25.190} This standard requires the applicant t o demonstrat e the capacity, type, location, feasibility and land area required for all proposed stormwater management systems and stormwater disposal facilities as well as any connection to off-site facilit ies. The proposed 3-parcel minor partition is expect ed to create more t han 3,000 square feet of impervious area; therefore, it will be classified as a "large" project. As a "large" project, the 14 development is required to maintain the peak flows of off-site runoff at the pre-development levels for the 2-year, 5-year, and 10-year, 24-hour runoff rates. The development also is required to treat the stormwater runoff for the water quality event storm of 1-inch in a 24-hour period. The Preliminary Drainage Plan (Sheet 2) illustrates typical storm tech drainage chamber system to manage stormwater runoff from roof and driveway on each parcel. Additionally, the plan illustrates an 8-foot drainage swale along the site frontage on Thoma Rd to manage storm runoff from the widened roadway. The City's Engineering Department has determined that stormwater drainage from a low point in Thoma Rd flows across the northern portion of the site towards the west and then across the abutting property to Boones Ferry Rd. Currently, there are no existing public conveyance storm lines in the public right of way along the site frontage. The Engineering Department has determined that the applicant should provide a 15-foot wide public drainage easement across the site along the north property line of Parcel 1. This easement will follow the existing drainage pattern on the site and would enable the City to construct a public storm line or swale that will convey stormwater runoff from Thoma Rd to Boones Ferry Rd in the future. The Drainage Plan (Sheet 1) il lustrates the existing drainage pattern both on and off-site. The Preliminary Plat illustrates a 15-foot public drainage easement along the north property line of Parcel 1 that follows the existing drainage pattern as recommended by the City. Based on the analysis, above, this standard is met. Streets and Sidewalks Code [LOC Chapter 42) Street Design Standards [LDC 42.03} Sight Distance at Roadway Intersections, Private Streets and Driveways {LOC 42.03.130] This standard prescribes that sight distance requirements per AASHTO standards be applied at all roadway and driveway intersections. The sight distance requirements have been discussed in detail under the On-Site Circulation - Driveways and Fire Access Roads [LOC 50.06.003.2] on pages 8 and 9, above. Sidewalks [LDC 42.08] Sidewalks {LOC 42.08.400.1] This standard requires all new development which increase traffic to dedicate necessary right of way and construct new sidewalks. The existing road pavement in Thoma Rd right of way along the site frontage is less than 20 feet wide. The proposed development will widen the pavement to a minimum of 20-foot together 15 with a 3-foot gravel shoulder along the west side. Additionally, a drainage swale will be provided along the site frontage to manage stormwater runoff from Thoma Rd. There are no existing sidewalks along the site frontage. The City Engineering Department has determined that no new sidewalks will be required as a part of this application, as authorized by the Code . This standard may be waived if it is determined that a sidewalk is not warranted due to site specific factors, such as lack of existing sidewalks in the immediate area. As mentioned above, there are no sidewalks in the immediate area along Thoma Rd. Additionally, the Engineering Department is not requiring a pathway along Thoma Rd, because there are no paved pathways in the immediate vicinity of the site and the road is a local dead end street with low vehicle and pedestrian traffic. Instead, the applicant will be required to sign a waiver of remonstrance for participation in a future street and pathway Local Improvement District (LID). Based on an analysis of future street improvements along Thoma Rd, the Engineering Department has determined that eight feet of additional right of way is necessary along the entire site frontage. These improvements include the road pavement widening along with a 3- foot gravel shoulder, an 8-foot wide drainage swale, and a 6-foot wide asphalt pathway (including a 1-foot shoulder between the pathway and the right of way). The Preliminary Plat illustrates eight feet of additional right of way dedication along the entire site frontage on Parcels 1, 2 and 3. This standard is met. Tree Code [LOC Chapter 55] As illustrated on the Existing Condition Map and listed in the Arborist Report by Mary Giersch Consulting Arborist, dated March 18, 2018, there are 42 trees on the site. Additionally, seven trees on the abutting property to the south have been identified to help address the Solar Code requirements, as discussed on pages 11-13, above. Majority of the on-site trees (29 out of 42) are invasive, dead, dying or fruit trees. Invasive tree species include sweet cherry, black locust, laurel, and English hawthorn. Overall, the predominant species are sweet cherries (20 trees) followed by Bigleaf maples (15 trees). There are two Douglas firs and one Oregon white oak on the site as well. The applicant is not requesting approval to remove any trees on the proposed parcels as a part of this application. However, the Preliminary Drainage Plan (Sheet 2) illustrates several trees that need to be removed in order to accommodate the proposed drainage swale along Thoma Rd frontage. Since all the affected trees are either invasive species (sweet cherry) or fruit trees, they will be removed under separate permits, including Invasive Tree Species Removal Permit and Type I Permit, and do not need to be addressed in this application. 16 Any tree removal as a part of housing construction and associated site development (e.g., drainage facilities) on individual parcels will be addressed at the time of building permit application on that parcel in the future. This standard is met. Tree Protection {LOC 55.08} Tree Protection Plan Required [LOC 55.08.020} The applicant will apply for appropriate Tree Protection Permits for street improvements and site development in the future as necessary. This standard is met. CONCLUSION Based on the analysis and findings presented above, along with information contained in the attached packet, the proposed 3-parcel minor land partition complies with all applicable regulations and standards of the City of Lake Oswego. There is substantial evidence in the record in support of the proposal, therefore, the applicant respectfully requests the City to approve this application. 17 Received MAY 02 20l8 RENAISSANCE 16771 Boones Ferry Road DEVELOPMENT OORPOM'.llON City of Lake Oswego Lake Oswego, OR. 97035 Phone: (503) 636-5600 Fax: (503) 496-0608 April 30, 2018 Debra Andreades Senior Planner Department of Planning and Building Services City of Lake Oswego 380 A Avenue Lake Oswego, OR 97034 RE: LU 18-0028 Dear Ms. Andreades, This letter serves as the Addendum Narrative for LU 18-0028, a 3-parcel minor land partition at 13151 Thoma Road. Your letter of incomplete application, dated April 12, 2018, has identified two issues that needed additional information. The analysis, below, will address the issue~ in the same order as listed in the letter, as follows: 1. Stormwater/Drainage According to Table 2.2 of the 2016 Lake Oswego Storm water Management Manual {SWMM}, a Project Application is required to submit the following: o Preliminary Drainage Report (SWMM 2.7.1.a} o Draft Operations and Maintenance Agreement/Plan The application materials provided do not include a Preliminary Drainage Report. Please address the items listed in the table, below. 1 EXHIBIT F-2 LU 18-0028 Requirements for Land Use Application Item Included? Notes Preliminary Drainage Report Not (SWMM Included 2.7.1.a} Site Assessment and Feasibility No Infiltration testing results show Analysis significant variation. Infiltration testing report should indicate the validity of using large infiltration rates for design purposes. As an alternate, the applicant may consider conducting tests with a larger test pit, as described in LOSWMM Appendix 8- 2. Explanation of how site No conditions have influenced selection of storm water facilities Preliminary type, size, and Incomplete Preliminary plans show locations. No location of stormwater information about size. management facilities Note: Infiltrating StormTech chambers are considered UICs. Drainage from driveways requires pre-treatment, prior to discharge to UICs. Supporting calculations No None included Proposed Discharge Location Yes Infiltration. Designs relying on infiltration should have infiltration testing performed near the location and depth of the proposed infiltration facilities. Draft Operations and Maintenance No At a minimum, provide a narrative Agreement/Plan (2 . 7.2 and about the required maintenance and Appendix responsible party Additional Storm water comments by staff Please provide preliminary sizing calculations for the infiltration swale along the site street frontage. Attached please find a Preliminary Drainage Report prepared by Pinnacle Engineering, dated April 24, 2018. The Report includes detailed geotechnical/infiltration test results and calculations. 2 The proposed development is expected to create more than 3,000 square feet of impervious area. Therefore, it is classified as a "large" project. As a "large" project, the development is required to maintain the peak flows of off-site runoff at the pre-development levels for the 2-year, 5-year, and 10-year, 24-hour runoff rates. The development also is required to treat the storm water runoff for the water quality event storm of 1-inch in a 24-hour period. The Drainage Report provides a variety of options for addressing the stormwater runoffs for Parcels 1-3. As illustrated on the Preliminary Drainage Plan, the applicant is proposing to construct rain gardens on Parcels 1 and 2 to accommodate the runoffs from future roof areas and driveways. Rain and foundation drains from future homes also will be directed to the proposed rain gardens. These facilities will measure approximately 10' x 10', with a depth of 18 inches and side slopes of 3:1. The sizing calculations were based on the largest combination of the roof and driveway areas as shown on the Preliminary Drainage Plan, which was determined to be a total of 4,251 square feet on Parcel 1, including a roof area of 3,147 square feet and a driveway area of 1,104 square feet. On Parcel 3, the applicant is proposing to install Storm Tech Chamber systems. As an alternative, it may be possible to construct a rain garden on this parcel as well, after additional infiltration testing is performed to verify the suitability of such a design. Finally, the applicant is proposing to construct road side drainage swales along the site frontage on the west side of Thoma Rd. These facilities are designed to accommodate most of the storm runoff from the road widening that will be constructed by the applicant. The Drainage Report provides a detailed analysis of this improvement on page 4. Preliminary Operations and Maintenance Plans (O&M} also have been provided showing the typical maintenance requirements for rain ga rdens and storm tech chambers. The applicant will provide final drainage plans, including final O&Ms, at the time of building permit application for all parcels in the future. Based on the analysis, above, this standard is met. 2. AASHTO Please provide preliminary sight distance certification for the proposed driveway approaches along Thoma Road. The applicant is providing a Sight Distance Certification (SOC} by Kelly Y Engineering, dated April 20, 2018, for the proposed driveways along Thoma Rd. As outlined in the SOC, the recommended corner sight distance at the driveways is 280 feet, based on the AASHTO standards and an assumed speed limit of 25 mph on Thoma Rd. 3 As illustrated on the sight distance triangle diagrams in the SOC, the sight distance on Parcel 1 is restricted by the existing vegetation towards the north and a brick mailbox towards the south. The sight distance on Parcels 2 and 3 also is restricted by the mailbox and vegetation towards the north, however it is adequate when looking towards the south. The brick mailbox and vegetation are the only obstacles within the sight distance triangles. The SOC finds that with the removal of the vegetation along the frontage of Parcel 1 and the mailbox located between Parcels 2 and 3, the sight distance to the north and south will meet the AASHTO criteria at all three driveways. The applicant will remove these obstacles prior to issuance of any building permit on any of the proposed parcels. Finally, the incomplete letter notes that, although not related to completeness, the Engineering Department would now allow 4-inch sanitary sewer laterals in the public right of way, with 2-way clean-outs positioned at the right of way line. We appreciate receiving this information and will take it into consideration during the preparation of the final construction plans. CONCLUSION The information and findings, above, demonstrate that the proposed 3-parcel minor land partition will comply with all applicable City codes and standards. Therefore, the applicant respectfully requests the City to approve this application. Please contact me if you have any questions or need any clarifications. Regard , rope Director of Acquisition & Development Encl: Preliminary Drainage report Preliminary Drainage Plan Cross-sections for Rain Ga rdens and Roadside Drainage Swa le Preliminary Operations and Maintenance Plan for Drainage Facilities Sight Distance Certification Soils Report 4 Received MAY 02 2018 City of Lake Oswego StormWater Drainage Calculations for 13151 Thoma Road (newly created lots) Lake Oswego, OR April 24, 2018 Prepared by: Pinnacle Engineering 17757 Kelok Road Lake Oswego, OR 97034 (503) 636-4005 Fax (503) 636-4015 EXHIBIT F-3 LU 18-0028 Storm Drainage Calculations This storm drainage analysis was prepared to comply with the storm water quality and storm water detention requirements of the City of Lake Oswego as outlined in the City's recently adopted 2016 Storm Water Management Manual. This report was prepared to show the feasibility of installing a storm water infiltration facility (rain garden) for the proposed homes located at 13151 Thoma Road. Location: 13151 Thoma Road (newly created lots), Lake Oswego, Oregon Purpose: Provide evidence that an engineered storm water facility is feasible for this project. Project Classification: This project proposes to create/re-develop more than 3,000 square feet of impervious area. Therefore, this project will be classified as a "Large" Project. Storm Water Detention: Since this project is classified as a "Large" project, the peak flows of off-site runoff shall be maintained at the pre-development levels for the 2-year, 5-year and 10-year, 24-hour runoff rates. Water Quality: The proposed development will be required to treat the storm water runoff for the water quality event storm of 1.0 inch in a 24-hour period. The water quality treatment for the roof area will be met by utilizing a vegetative rain garden in the rear of the lots. Infiltration Rate: Infiltration testing was performed by Rapid Soils Solutions dated May 11 , 2017. A copy of the infiltration report has been attached to this storm water report. The infiltration report documented an infiltration rate of 720 inches per hour at a depth of 4 feet in the area of the proposed storm water facilities. For the purposes of this feasibility analysis, the rain gardens were designed using the infiltration rate of 10.0 inches per hour. Method of Analysis: Santa Barbara Urban Hydrograph Method - SCS Type 1-A design storm The following design storms were analyzed: Storm Event Rainfall Depth 50-year 4.32 inches Supporting Data: Site plan, engineering analysis, and Infiltration testing results. The analysis was performed utilizing a software program , called HydroCad. The results are attached to this report. Pre-Development Analysis: The property slopes down from the east to the west. The applicant is not proposing to change the drainage pattern for this lot. To avoid impacts to the downhill properties, the rain gardens were sized for the 50-year storm event. Post-Development Analysis: The applicant is proposing to construct rain gardens that will serve the needs of the proposed home roof areas and proposed driveways. The proposed driveways will be constructed of either standard asphalt or concrete on the private property. Since the driveways will slope down and away from the public street, the applicant is proposing to install a trench drain in the driveway in front of the proposed garages. The drainage from the driveway will be directed to these trench drains and then will be routed to the proposed rain gardens via a 4" storm line. Rain drains & foundation drains from the proposed house will be routed to a common point then directed to the proposed rain garden. Since exact building envelopes are not known at this time, the largest combination of roof area and driveway area from the preliminary building plan was used to size the rain garden. This was determined to be Lot 1 with a roof area of 3, 147 square feet and a driveway area of 1, 104 square feet. The storm water facility consists of a rain garden that will measure 1O' x 1 O' with a depth of 18 inches and side slopes of 3: 1. The peak runoff's for the system is shown on the attached analysis. It was determined (by trial and error method) that this rain garden footprint provides adequate detention storage for the proposed homes & driveways. Based on the attached analysis, the maximum water depth within the rain garden is 0.79 feet. A site plan has been attached to this report to show the location of the facility as well as a cross section of the rain garden. The attached site plan demonstrates that the setback of 10 feet from the proposed building to the outside of the storm water facility is achieved and the setback of 5' from the property line of the site to the outside edge of the storm water facility is also achieved. Lot 3 Option: Since the infiltration rate for lot 3 was between 3-4 inches per hour at a depth of 8 feet, it is unknown if this lot can support a shallow rain garden. Further infiltration testing at the time of final design will need to occur to verify this. However, based on the above rates at a depth of 8 feet it was determined that a Storm Tech Chamber system could be used for this lot. The analysis was performed using the same 50-year storm event. It was determined that 3 chambers provide adequate storage based on a design infiltration rate of 1.5 inches per hour. Since this system takes storm water runoff from the driveway, it will need to be registered with DEQ as a UIC. Conclusions: Based on the attached analysis and results, it is concluded that an engineered storm water facility is feasible for this development. This design is a preliminary design only. Once exact building envelopes are determined, a more detailed design can be performed. In the case of a larger storm event, the storm water will overflow out of the proposed rain garden and sheet flow across the property. Post-Development Analysis for drainage along Thoma Road: The City is requiring the applicant to widen Thoma Road along the frontage of this project site to provide 20 feet of paved width. The majority of the widening is to occur along the west side of the road along the frontage of the applicant's property. However, approximately 70 lineal feet will need to be widened on the east side of the road opposite the applicant's property (this widening will occur within existing public right of way). The applicant is proposing to mitigate the additionally created widening (asphalt pavement & rock shoulder) with road side drainage swales. The applicant is proposing to create approximately 728 square feet of road side drainage swale along the frontage of the project site. All of the widening along the west side of Thoma Road (approximately 1, 176 square feet) will be routed to the proposed drainage swale. Approximately 304 square feet of the widening along the east side of Thoma Road will also be routed to the proposed road side drainage swales. This occurs because at the north end of the site Thoma Road transitions from a crown street section to a shed street section sloping down to the west. There will be approximately 186 square feet of widening along the east side of Thoma Road that will not be routed to the proposed road side swales and will instead drain to an existing drainageway located along the northern edge of the subject property. While not all of the widening and additional created impervious area will be directed to a road side drainage swale, the proposed swales will be accommodating off-site drainage from existing impervious street pavement area south of the project site along Thoma Road. Also, existing pavement east of the street centerline of Thoma Road will also enter the proposed road side drainage swales. The amount of impervious area being directed to the road side swales from existing off-site areas far exceeds the amount of created impervious area that will be un-mitigated along the east side of Thoma Road north of the project site. Geotechnicai Report 11May2017 Renaissance Homes Jeff Strope 16771 Boones Ferry Road [email protected] 503-635-8400 Re: Infiltration testing at 15131 Thoma Road, Lake Owego, OR Dear Mr. Strope, Field Investigation: Rapid Soil Solutions (RSS) has performed three (3) infiltration tests on the above site for a partition. Figure 1 shows the project site location. Soils found on site match those in below soils map by DOGMI, RSS found the fine grained flood deposits. Infiltration Testing: Infiltration testing was performed as per the City of Lake Oswego Storm water Manual 2016. Pre-soak is shown on the infiltration sheet. Testing took place in the sleeved hand augur hole. The test was run a total of three times. The rates are shown on the following page spread sheet with the site plan of the site. RSS found the rate is 4in/hr at HA# 1 and greater than 720in/hr on lots 2 and 3. Depth to Ground Water According to USGS ground water is over 30ft below the site. The analysis, conclusions and recommendations contained in this report are based on site conditions as they existed at the time of explorations. Any questions regarding this report please contact me at the below number or email. Sincerely, 503-816-3689 mia@rapid soilsolutions.com Infilration Test Results Address: 15131 Thoma Road, Lake Oswego 5/4/2017 By: Wilton Roberts, supervised by Mia Mahedy-Sexton, PE GE Purpose: Infiltration Test Hand Auger HA#l Depth= 8' PresoakMay 3, 2017, 3:30 pm 15". 10"@ 14:40 5/4/17 #1 #2 #3 Time Measurement Time Measurement Time Measurement 14:40 61.0 In. 15:40 55.0 In. 16:40 48.5 In. 15:00 62.5 In. 16:00 56.5 In. 17:00 50.5 In. 15:20 63.5 In. 16:20 57.5 In. 17:20 52.0 In. 15:40 64.0 In. 16:40 58.5 In. 17:40 52.5 In. Rate 3.0 ln./Hr 3.5 ln./Hr 4.0 In./Hr Soils: 0-6" Topsoil 6"-8' Silt HA#2 Depth= 2' Presoak 5/3/17, 3:30 pm 12". Gone in less than a minute #1 #2 #3 Time Measurement Time Measurement Time Measurement 15:31 12.0 In. 15 :32 12.0 In. 15:33 12.0 In. 15:32 24.0 In. 15:33 24.0 In. 15:34 24.0 In. Rate 720.0 In./Hr 720.0 In./Hr 720.0 In./Hr Soils: 0-6" Topsoil 6"-2' Silt and gravel HA#3 Depth= 2' Presoak 5/3/17, 3:35 pm 12". Gone in less than a minute #1 #2 #3 Time Measurement Time Measurement Time Measurement 15:35 12.0 In. ] 5:36 12.0 In. 15:37 12.0 In. 15:36 24.0 In. 15:37 24.0 In. 15 :38 24.0 In. Rate 720.0 In./Hr 720.0 In./Hr 720.0 In./Hr Soils: 0-6" Topsoil 6"-2' Silt and gravel S'N Amnh1 ~t 'tyll'I c'r. , k .')·,it(• 1'\f:Jtut 'JI ~1(.l.1 Tunbvtl.r1;,\'.ll 15131 Thoma Road F 1r:s1 fi:·.wt ·~J·, I . ,l' ( ·:1 1;• ·1ry t. 1!, ";ort\i"'i0;e l.."tt . ...~.K!-\. ! r· \V · !:,ttf 1[,,1T Figure 1 - site location Hydrocad Results rain garden Lot 1 Drainage Diagram for storm detention system Prepared by Pinnacle Engineering , Printed 4/24/2018 HydroCAD® 9.1 O sin 02137 © 201 O HydroCAD Software Solutions LLC 13151 Thoma Road storm detention system Prepared by Pinnacle Engineering Printed 4/24/2018 HydroCAD® 9.10 sin 02137 © 2010 HydroCAD Software Solutions LLC Page 2 Area listing (all nodes) Area CN Description (acres) (subcatchment-numbers) 0.025 98 driveway (13151 Thoma) 0.072 98 roof area (13151 Thoma) 0.098 TOTAL AREA 13151 Thoma Road storm detention system Prepared by Pinnacle Engineering Printed 4/24/2018 HydroCAD® 9.10 s/n 02137 © 2010 HydroCAD Software Solutions LLC Page 3 Soil Listing (all nodes) Area Soil Subcatchment (acres) Group Numbers 0.000 HSGA 0.000 HSG B 0.000 HSGC 0.000 HSGD 0.098 Other 13151 Thoma 0.098 TOTAL AREA 13151 Thoma Road storm detention system Type IA 24-hr LO 50yr Rainfal/=4.30" Prepared by Pinnacle Engineering Printed 4/24/2018 HydroCAD® 9.10 s/n 02137 © 2010 HydroCAD Software Solutions LLC Page4 Time span=0.00-192.00 hrs, dt=0.01 hrs, 19201 points Runoff by SBUH method, Split Pervious/lmperv. Reach routing by Stor-lnd+ Trans method - Pond routing by Stor-lnd method Subcatchment13151 Thoma: Lot 1 Runoff Area=4,251 sf 100.00% Impervious Runoff Depth=4.06" Tc=5.0 min CN=0/98 Runoff=0.10 cfs 0.033 af Pond garden: rain garden Peak Elev=0.79' Storage=0.003 af lnflow=0.10 cfs 0.033 af Outflow=0.05 cfs 0.033 af Total Runoff Area= 0.098 ac Runoff Volume= 0.033 af Average Runoff Depth = 4.06" 0.00% Pervious = 0.000 ac 100.00% Impervious = 0.098 ac 13151 Thoma Road storm detention system Type IA 24-hr LO 50yr Rainfal/=4.30" Prepared by Pinnacle Engineering Printed 4/24/2018 HydroCAD® 9.10 s/n 02137 © 2010 HydroCAD Software Solutions LLC Page 5 Summary for Subcatchment 13151 Thoma: lot 1 Runoff = 0.10 cfs @ 7 .88 hrs, Volume= 0.033 af, Depth= 4.06" Runoff by SBUH method, Split Pervious/lmperv., Time Span= 0.00-192.00 hrs, dt= 0.01 hrs Type IA 24-hr LO 50yr Rainfall=4.30" Area (sf) CN Description * 3,147 98 roof area * 1, 104 98 driveway 4,251 98 Weighted Average 4,251 98 100.00% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment 13151 Thoma: Lot 1 Hydrograph D Runoff Runoff=().1 () <:f_!; @ 7.88 hr~ .. Type IA 24-hr LO 50yr Rai nfall=4.30" Runoff Area=4,251 sf Runoff Volume=0.033 af Runoff Depth=4.06" Tc=S.O min CN=0/98 20 40 60 80 100 120 140 160 180 Time (hours) 13151 Thoma Road storm detention system Type IA 24-hr LO 50yr Rainfal/=4.30" Prepared by Pinnacle Engineering Printed 4/24/2018 HydroCAD® 9.10 sin 02137 © 2010 HydroCAD Software Solutions LLC Page 6 Hydrograph for Subcatchment 13151 Thoma: Lot 1 Time Precip. Perv. Excess Imp.Excess Runoff (hours) (inches) (inches) (inches) (cfs) 0.00 0.00 0.00 0.00 0.00 5.00 0.67 0.00 0.48 0.02 10.00 2.48 0.00 2.25 0.02 15.00 3.31 0.00 3.07 0.01 20.00 3.92 0.00 3.69 0.01 25.00 4.30 0.00 4.06 0.00 30.00 4.30 0.00 4.06 0.00 35.00 4.30 0.00 4.06 0.00 40.00 4.30 0.00 4.06 0.00 45.00 4.30 0.00 4.06 0.00 50.00 4.30 0.00 4.06 0.00 55.00 4.30 0.00 4.06 0.00 60.00 4.30 0.00 4.06 0.00 65.00 4.30 0.00 4.06 0.00 70.00 4.30 0.00 4.06 0.00 75.00 4.30 0.00 4.06 0.00 80.00 4.30 0.00 4.06 0.00 85.00 4.30 0.00 4.06 0.00 90.00 4.30 0.00 4.06 0.00 95.00 4.30 0.00 4.06 0.00 100.00 4.30 0.00 4.06 0.00 105.00 4.30 0.00 4.06 0.00 110.00 4.30 0.00 4.06 0.00 115.00 4.30 0.00 4.06 0.00 120.00 4.30 0.00 4.06 0.00 125.00 4.30 0.00 4.06 0.00 130.00 4.30 0.00 4.06 0.00 135.00 4.30 0.00 4.06 0.00 140.00 4.30 0.00 4.06 0.00 145.00 4.30 0.00 4.06 0.00 150.00 4.30 0.00 4.06 0.00 155.00 4.30 0.00 4.06 0.00 160.00 4.30 0.00 4.06 0.00 165.00 4.30 0.00 4.06 0.00 170.00 4.30 0.00 4.06 0.00 175.00 4.30 0.00 4.06 0.00 180.00 4.30 0.00 4.06 0.00 185.00 4.30 0.00 4.06 0.00 190.00 4.30 0.00 4.06 0.00 13151 Thoma Road storm detention system Type IA 24-hr LO 50yr Rainfal/=4. 30" Prepared by Pinnacle Engineering Printed 4/24/2018 HydroCAD® 9.10 sin 02137 © 2010 HydroCAD Software Solutions LLC Page 7 Summary for Pond garden: rain garden Inflow Area = 0.098 ac, 100.00% Impervious, Inflow Depth = 4.06" for LO 50yr event Inflow = 0.10 cfs@ 7.88 hrs, Volume= 0.033 af Outflow = 0.05 cfs@ 8.26 hrs, Volume= 0.033 af, Atten= 48%, Lag= 22.9 min Discarded = 0.05 cfs @ 8.26 hrs, Volume= 0.033 af Routing by Star-Ind method, Time Span= 0.00-192.00 hrs, dt= 0.01 hrs Peak Elev= 0.79'@ 8.26 hrs Surf.Area= 0.005 ac Storage= 0.003 af Plug-Flow detention time= 10.3 min calculated for 0.033 af (100% of inflow) Center-of-Mass det. time= 10.3 min ( 668.2 - 657.9) Volume Invert Avail.Storage Storage Description #1 0.00' 0.007 af 10.00'W x 10.00'L x 1.50'H Prismatoid Z=3.0 Device Routing Invert Outlet Devices #1 Discarded 0.00' 10.000 in/hr Exfiltration over Wetted area below 1.00' ~carded OutFlow Max=0.05 cfs@ 8.26 hrs HW=0.79' (Free Discharge) 1=Exfiltration (Exfiltration Controls 0.05 cfs) Pond garden: rain garden D Elevation 0.7 Inflow ArE!a=o.osa ac D Inflow lnflow=0.10cfs@ 7.88 hrs Discarded=0.05cfs '@ 8.26 hrs 0.6 D Discarded Peak Elev=0:79' Storage=0.003 af -Cl.I 0.5 - ~ c: 0.4 0 ~ra 0.3 > 0.05 ~w 0.04 0.2 0.03 0.1 0.02 0.01 ~Jt~~~~~~V4~~~ 0 o ~.,.,.,.'f"l.-r-.,,...... ,.,...... -,.,...... ,..,...... ,...... ,...,rT"r°",..,...,....,n--r...,...... ,c-r-r-o....,.....,~ 0 20 40 60 80 100 120 140 160 180 Time (hours) 13151 Thoma Road storm detention system Type IA 24-hr LO 50yr Rainfal/=4.30" Prepared by Pinnacle Eng ineering Printed 4/24/20 18 HydroCAD® 9.10 s/n 02137 © 2010 HydroCAD Software Solutions LLC Page 8 Pond garden: rain garden Stage-Discharge D Discarded c: 0 :;:; ns > w~ Discharge (cfs) Pond garden: rain garden Stage-Area-Storage Surface/Horizontal/Wetted Area (acres) D Wetted 0 0.001 0.002 0.003 0.004 0.005 0.006 0.007 0.008 0 Storage I ' ' -cu - 1 ~ c: 0 :;:; Ill > w~ o _,,_,...,...._..._.,""'F'_..._.""'l'""'l'....,....,...,...,....,.._.,...... 'l!""l"".,....,.""'l'""'l'~i"""P""!""""!""'l"""I' ...... _..... 0 0.001 0.002 0.003 0.004 0.005 0.006 0.007 Storage (acre-feet) 13151 Thoma Road storm detention system Type IA 24-hr LO 50yr Rainfal/=4.30" Prepared by Pinnacle Engineering Printed 4/24/2018 HydroCAD® 9.1 O s/n 02137 © 2010 HydroCAD Software Solutions LLC Page 9 Hydrograph for Pond garden: rain garden Time Inflow Storage Elevation Discarded (hours) (cfs) (acre-feet) (feet) (cfs) 0.00 0.00 0.000 0.00 0.00 5.00 0.02 0.000 0.01 0.02 10.00 0.02 0.001 0.32 0.03 15.00 0.01 0.000 0.01 0.01 20.00 0.01 0.000 0.01 0.01 25.00 0.00 0.000 0.00 0.00 30.00 0.00 0.000 0.00 0.00 35.00 0.00 0.000 0.00 0.00 40.00 0.00 0.000 0.00 0.00 45.00 0.00 0.000 0.00 0.00 50.00 0.00 0.000 0.00 0.00 55.00 0.00 0.000 0.00 0.00 60.00 0.00 0.000 0.00 0.00 65.00 0.00 0.000 0.00 0.00 70.00 0.00 0.000 0.00 0.00 75.00 0.00 0.000 0.00 0.00 80.00 0.00 0.000 0.00 0.00 85.00 0.00 0.000 0.00 0.00 90.00 0.00 0.000 0.00 0.00 95.00 0.00 0.000 0.00 0.00 100.00 0.00 0.000 0.00 0.00 105.00 0.00 0.000 0.00 0.00 110.00 0.00 0.000 0.00 0.00 115.00 0.00 0.000 0.00 0.00 120.00 0.00 0.000 0.00 0.00 125.00 0.00 0.000 0.00 0.00 130.00 0.00 0.000 0.00 0.00 135.00 0.00 0.000 0.00 0.00 140.00 0.00 0.000 0.00 0.00 145.00 0.00 0.000 0.00 0.00 150.00 0.00 0.000 0.00 0.00 155.00 0.00 0.000 0.00 0.00 160.00 0.00 0.000 0.00 0.00 165.00 0.00 0.000 0.00 0.00 170.00 0.00 0.000 0.00 0.00 175.00 0.00 0.000 0.00 0.00 180.00 0.00 0.000 0.00 0.00 185.00 0.00 0.000 0.00 0.00 190.00 0.00 0.000 0.00 0.00 13151 Thoma Road storm detention system Type IA 24-hr LO 50yr Rainfa//=4. 30" Prepared by Pinnacle Engineering Printed 4/24/2018 HydroCAD® 9.10 s/n 02137 © 2010 HydroCAD Software Solutions LLC Page 10 Stage-Discharge for Pond garden: ra in garden Elevation Discarded Elevation Discarded Elevation Discarded (feet} (cfs} (feet} (cfs} (feet} (cfs) 0.00 0.00 0.52 0.04 1.04 0.06 0.01 0.02 0.53 0.04 1.05 0.06 0.02 0.02 0.54 0.04 1.06 0.06 0.03 0.02 0.55 0.04 1.07 0.06 0.04 0.02 0.56 0.04 1.08 0.06 0.05 0.02 0.57 0.04 1.09 0.06 0.06 0.02 0.58 0.04 1.10 0.06 0.07 0.03 0.59 0.04 1.11 0.06 0.08 0.03 0.60 0.04 1.12 0.06 0.09 0.03 0.61 0.04 1.13 0.06 0.10 0.03 0.62 0.04 1.14 0.06 0.11 0.03 0.63 0.05 1.15 0.06 0.12 0.03 0.64 0.05 1.16 0.06 0.13 0.03 0.65 0.05 1.17 0.06 0.14 0.03 0.66 0.05 1.18 0.06 0.15 0.03 0.67 0.05 1.19 0.06 0.16 0.03 0.68 0.05 1.20 0.06 0.17 0.03 0.69 0.05 1.21 0.06 0.18 0.03 0.70 0.05 1.22 0.06 0.19 0.03 0.71 0.05 1.23 0.06 0.20 0.03 0.72 0.05 1.24 0.06 0.21 0.03 0.73 0.05 1.25 0.06 0.22 0.03 0.74 0.05 1.26 0.06 0.23 0.03 0.75 0.05 1.27 0.06 0.24 0.03 0.76 0.05 1.28 0.06 0.25 0.03 0.77 0.05 1.29 0.06 0.26 0.03 0.78 0.05 1.30 0.06 0.27 0.03 0.79 0.05 1.31 0.06 0.28 0.03 0.80 0.05 1.32 0.06 0.29 0.03 0.81 0.05 1.33 0.06 0.30 0.03 0.82 0.05 1.34 0.06 0.31 0.03 0.83 0.05 1.35 0.06 0.32 0.03 0.84 0.05 1.36 0.06 0.33 0.03 0.85 0.05 1.37 0.06 0.34 0.03 0.86 0.05 1.38 0.06 0.35 0.03 0.87 0.06 1.39 0.06 0.36 0.03 0.88 0.06 1.40 0.06 0.37 0.04 0.89 0.06 1.41 0.06 0.38 0.04 0.90 0.06 1.42 0.06 0.39 0.04 0.91 0.06 1.43 0.06 0.40 0.04 0.92 0.06 1.44 0.06 0.41 0.04 0.93 0.06 1.45 0.06 0.42 0.04 0.94 0.06 1.46 0.06 0.43 0.04 0.95 0.06 1.47 0.06 0.44 0.04 0.96 0.06 1.48 0.06 0.45 0.04 0.97 0.06 1.49 0.06 0.46 0.04 0.98 0.06 1. 50 0.06 0.47 0.04 0.99 0.06 0.48 0.04 1.00 0.06 0.49 0.04 1.01 0.06 0.50 0.04 1.02 0.06 0.5 1 0.04 1.03 0.06 13151 Thoma Road storm detention system Type IA 24-hr LO 50yr Rainfal/=4.30" Prepared by Pinnacle Engineering Printed 4/24/2018 HydroCAD® 9.10 sin 02137 © 2010 HydroCAD Software Solutions LLC Page 11 Stage-Area-Storage for Pond garden: rain garden Elevation Wetted Storage Elevation Wetted Storage {feet} {acres} {acre-feet} {feet} {acres} {acre-feet} 0.00 0.002 0.000 1.04 0.006 0.004 0.02 0.002 0.000 1.06 0.006 0.004 0.04 0.002 0.000 1.08 0.006 0.004 0.06 0.002 0.000 1.10 0.007 0.005 0.08 0.003 0.000 1.12 0.007 0.005 0.10 0.003 0.000 1.14 0.007 0.005 0.12 0.003 0.000 1.16 0.007 0.005 0.14 0.003 0.000 1.18 0.007 0.005 0.16 0.003 0.000 1.20 0.007 0.005 0.18 0.003 0.000 1.22 0.007 0.005 0.20 0.003 0.001 1.24 0.007 0.005 0.22 0.003 0.001 1.26 0.007 0.006 0.24 0.003 0.001 1.28 0.007 0.006 0.26 0.003 0.001 1.30 0.008 0.006 0.28 0.003 0.001 1.32 0.008 0.006 0.30 0.003 0.001 1.34 0.008 0.006 0.32 0.003 0.001 1.36 0.008 0.006 0.34 0.003 0.001 1.38 0.008 0.007 0.36 0.003 0.001 1.40 0.008 0.007 0.38 0.004 0.001 1.42 0.008 0.007 0.40 0.004 0.001 1.44 0.008 0.007 0.42 0.004 0.001 1.46 0.008 0.007 0.44 0.004 0.001 1.48 0.009 0.007 0.46 0.004 0.001 1.50 0.009 0.007 0.48 0.004 0.001 0.50 0.004 0.002 0.52 0.004 0.002 0.54 0.004 0.002 0.56 0.004 0.002 0.58 0.004 0.002 0.60 0.004 0.002 0.62 0.004 0.002 0.64 0.005 0.002 0.66 0.005 0.002 0.68 0.005 0.002 0.70 0.005 0.002 0.72 0.005 0.002 0.74 0.005 0.003 0.76 0.005 0.003 0.78 0.005 0.003 0.80 0.005 0.003 0.82 0.005 0.003 0.84 0.005 0.003 0.86 0.005 0.003 0.88 0.006 0.003 0.90 0.006 0.003 0.92 0.006 0.003 0.94 0.006 0.004 0.96 0.006 0.004 0.98 0.006 0.004 1.00 0.006 0.004 1.02 0.006 0.004 Storm Chamber Option for Lot 3 Results 13151 Thoma Road storm tech storm detention system Type IA 24-hr LO 50yr Rainfal/=4.30" Prepared by Pinnacle Engineering Printed 4/24/2018 HydroCAD® 9.10 s/n 02137 © 2010 HydroCAD Software Solutions LLC Page 1 Summary for Subcatchment 1 S: Lot 3 Option Runoff = 0.09 cfs@ 7.88 hrs, Volume= 0.030 af, Depth= 4.06" Runoff by SBUH method, Split Pervious/lmperv. , Time Span= 0.00-192.00 hrs, dt= 0.01 hrs Type IA 24-hr LO 50yr Rainfall=4.30" Area (sD CN Description * 2,799 98 roof area * 1!118 98 driveway 3,917 98 Weighted Average 3,917 98 100.00% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment 1 S: Lot 3 Option Hydrograph D Runoff 0.09 / Runoff=0.09 cfs @ 7.88 hrs Type 1A 24-hr LO 50yr 0.08 Rainfall=4.30" 0.07 :Runoff Area=3,917 sf -of 0.06 Runoff Volume=0.030 af ~ Runoff Depth=4.06" ~ 0.05 _g Tc=S.O min u. 0.04 CN=0/98 0.03 0.02 0.01 0 0 20 40 60 80 100 120 140 160 180 Time (hours) 13151 Thoma Road storm tech sto ll"m dete 1111 tion system Type IA 24-hr LO 50yr Rainfal/=4.30" Prepared by Pinnacle Engineering Printed 4/24/2018 HydroCAD® 9.10 s/n 02137 © 2010 HydroCAD Software Solutions LLC Page 2 Hydrograph for Subcatchment 1S: lot 3 Option Time Precip. Perv.Excess Imp.Excess Runoff (hours) (inches) (inches) (inches) (cfs) 0.00 0.00 0.00 0.00 0.00 5.00 0.67 0.00 0.48 0.02 10.00 2.48 0.00 2.25 0.02 15.00 3.31 0.00 3.07 0.01 20.00 3.92 0.00 3.69 0.01 25.00 4. 30 0.00 4.06 0.00 30.00 4.30 0.00 4.06 0.00 35.00 4.30 0.00 4.06 0.00 40.00 4.30 0.00 4.06 0.00 45.00 4.30 0.00 4.06 0.00 50 .00 4.30 0.00 4.06 0.00 55 .00 4.30 0.00 4.06 0.00 60.00 4. 30 0.00 4.06 0.00 65.00 4.30 0.00 4.06 0.00 70.00 4.30 0.00 4.06 0.00 75.00 4.30 0.00 4.06 0.00 80.00 4.30 0.00 4.06 0.00 85.00 4.30 0.00 4.06 0.00 90.00 4.30 0.00 4.06 0.00 95.00 4.30 0.00 4.06 0.00 100.00 4.30 0.00 4.06 0.00 105.00 4.30 0.00 4.06 0.00 110.00 4.30 0.00 4.06 0.00 115.00 4.30 0.00 4.06 0.00 120.00 4.30 0.00 4.06 0.00 125.00 4.30 0 00 4.06 0.00 130.00 4.30 0.00 4.06 0.00 135.00 4.30 0.00 4 06 0.00 140.00 4.30 0.00 4. 06 0.00 145.00 4.30 0.00 4.06 0.00 150.00 4.30 0.00 4.06 0.00 155.00 4.30 0.00 4.06 0.00 160.00 4.30 0.00 4.06 0.00 165.00 4.30 0.00 4.06 0.00 170.00 4.30 0.00 4.06 0.00 175.00 4.30 0.00 4.06 0.00 180.00 4.30 0.00 4.06 0.00 185.00 4.30 0.00 4.06 0.00 190.00 4.30 0.00 4.06 0.00 13151 Thoma Road storm tech storm detention system Type IA 24-hr LO 50yr Rainfal/=4.30" Prepared by Pinnacle Engineering Printed 4/24/2018 HydroCAD® 9.10 s/n 02137 © 2010 HydroCAD Software Solutions LLC Page 3 Summary foll' Pond chambell': Storm Tech Inflow Area = 0.090ac,100.00% Impervious, Inflow Depth= 4.06" for LO 50yr event Inflow = 0.09 cfs@ 7.88 hrs, Volume= 0.030 af Outflow = 0.02 cfs@ 10.99 hrs, Volume= 0.030 af, Atten= 81 %, Lag= 187.1 min Discarded = 0.02 cfs @ 10.99 hrs, Volume= 0.030 af Routing by Star-Ind method, Time Span= 0.00-192.00 hrs, dt= 0.01 hrs Peak Elev= 5.97'@ 10.99 hrs Surf.Area= 146 sf Storage= 432 cf Flood Elev= 7.00' Surf.Area= 146 sf Storage= 462 cf Plug-Flow detention time= 334.1 min calculated for 0.030 af (100% of inflow) Center-of-Mass det. time= 334.1 min ( 992.0 - 657.9 ) Volume Invert Avail.Storage Storage Description #1A 0.00' 324 cf 6.25'W x 23.36'L x 6.50'H Field A 949 cf Overall - 138 cf Embedded = 811 cf x 40.0% Voids #2A 2.00' 138 cf StormTech SC-740 x 3 Inside #1 Effective Size= 44.6"Wx 30.0"H => 6.45 sfx 7.12'L = 45 .9 cf Overall Size= 51.0"W x 30.0"H x 7.56'L with 0.44' Overlap 462 cf Total Available Storage Storage Group A created with Chamber Wizard Device Routing Invert Outlet Devices #1 Discarded 0.00' 1.500 in/hr Exfiltration over Wetted area below 6.50' Discarded OutFlow Max=0.02 cfs@ 10.99 hrs HW=5.97' (Free Discharge) L1 =Ex:filtration (Exfiltration Controls 0.02 cfs) 13151 Thoma Road storm tech storm detention system Type IA 24-hr LO 50yr Rainfal/=4.30" Prepared by Pinnacle Engineering Printed 4/24/2018 HydroCAD® 9.10 s/n 02137 © 2010 HydroCAD Software Solutions LLC Page 4 Pond chamber: Storm Tech - Clhamlber Wizard Field A Chamber Model= StormTech SC-740 Effective Size= 44.6"W x 30.0"H => 6.45 sf x 7.12'L = 45.9 cf Overall Size= 51 .0"W x 30.0"H x 7.56'L with 0.44' Overlap 51 .0" Wide + 0.0" Spacing = 51.0" C-C 3 Chambers/Row x 7.12' Long= 21.36' + 12.0" End Stone x 2 = 23.36' Base Length 1 Rows x 51.0" Wide + 12.0" Side Stone x 2 = 6.25' Base Width 24.0" Base + 30.0" Chamber Height+ 24.0" Cover= 6.50' Field Height 3 Chambers x 45.9 cf= 137 .8 cf Chamber Storage 949.0 cf Field - 137.8 cf Chambers = 811.2 cf Stone x 40.0% Voids = 324.5 cf Stone Storage Stone+ Chamber Storage= 462.3 cf= 0.011 af 3 Chambers 35 .1 cy Field 30.0 cy Stone 13151 Thoma Road storm tech storm detention system Type IA 24-hr LO 50yr Rainfall=4. 30" Prepared by Pinnacle Engineering Printed 4/24/2018 HydroCAD® 9.10 s/n 02137 © 2010 HydroCAD Software Solutions LLC Page 5 Pond chamber: Storm Tech ydrograph D Elevation lnflo\N Area=0.090 ac 5 D Inflow ~nflow=0.09 cfs@ 7.88 hrs Discarded=o '. 62 cf5 @ 1o:99 ti rs D Discarded Peak Elev=S,97' StOrage,,;432 cf 4 -°' ~ c:: 0 3 ; > .!!"' 2 w 1 20 40 60 80 100 120 140 160 180 Time (hours) Pond chamber: Storm Tech Stage-Discharge 7- D Discarded 6 5 -°' ~°' 4 c:: 0 ; 3 "'> w°' 2 1 Exfiltration / 0 I I 0 0.002 0.004 0.006 0.008 0.01 0.012 0.014 0.016 0.018 Discharge (cfs) 13151 Thoma Road storm tech storm detention system Type IA 24-hr LO 50yr Rainfal/=4.30" Prepared by Pinnacle Engineering Printed 4/24/2018 HydroCAD® 9.10 s/n 02137 © 2010 HydroCAD Software Solutions LLC Page 6 Pond chamber: Storm Tech Stage-Area-Storage Surface/Horizontal/Wetted Area (sq-ft) D Wetted 0 100 200 300 400 500 D Storage 7 6 -Cl.I 5 -Cl.I ~ c: 4 0 :p 3 >~ w~ 2 1 0 0 100 200 300 400 Storage (cubic-feet) 13151 Thoma Road storm tech storm detention system Type IA 24-hr LO 50yr Rainfal/=4. 30" Prepared by Pinnacle Engineering Printed 4/24/2018 HydroCAD® 9.10 s/n 02137 © 2010 HydroCAD Software Solutions LLC Page 7 Hydrograph for Pond chamber: Storm Tech Time Inflow Storage Elevation Discarded (hours) (cfs) (cubic-feet) (feet) (cfs) 0.00 0.00 0 0.00 0.00 5.00 0.02 67 1.15 0.01 10.00 0.02 427 5.90 0.02 15.00 0.01 394 5.33 0.02 20.00 0.01 328 4.22 0.01 25.00 0.00 224 3.04 0.01 30.00 0.00 56 0.97 0.01 35.00 0.00 0 0.00 0.00 40.00 0.00 0 0.00 0.00 45.00 0.00 0 0.00 0.00 50.00 0.00 0 0.00 0.00 55.00 0.00 0 0.00 0.00 60.00 0.00 0 0.00 0.00 65.00 0.00 0 0.00 0.00 70.00 0.00 0 0.00 0.00 75.00 0.00 0 0.00 0.00 80.00 0.00 0 0.00 0.00 85.00 0.00 0 0.00 0.00 90.00 0.00 0 0.00 0.00 95.00 0.00 0 0.00 0.00 100.00 0.00 0 0.00 0.00 105.00 0.00 0 0.00 0.00 110.00 0.00 0 0.00 0.00 115.00 0.00 0 0.00 0.00 120.00 0.00 0 0.00 0.00 125.00 0.00 0 0.00 0.00 130.00 0.00 0 0.00 0.00 135.00 0.00 0 0.00 0.00 140.00 0.00 0 0.00 0.00 145.00 0.00 0 0.00 0.00 150.00 0.00 0 0.00 0.00 155.00 0.00 0 0.00 0.00 160.00 0.00 0 0.00 0.00 165.00 0.00 0 0.00 0.00 170.00 0.00 0 0.00 0.00 175.00 0.00 0 0.00 0.00 180.00 0.00 0 0.00 0.00 185.00 0.00 0 0.00 0.00 190.00 0.00 0 0.00 0.00 13151 Thoma Road storm tech storm detention system Type IA 24-hr LO 50yr Rainfal/=4.30" Prepared by Pinnacle Engineering Printed 4/24/2018 HydroCAD® 9.10 s/n 02137 © 2010 HydroCAD Software Solutions LLC Page 8 Stage-Discharge for Pond chamber: Storm Tech Elevation Discarded Elevation Discarded Elevation Discarded Elevation Discarded (feet) (cfs) (feet) (cfs) (feet) (cfs) (feet) (cfs) 0.00 0.00 2.08 0.01 4.16 0.01 6.24 0.02 0.04 0.01 2.12 0.01 4.20 0.01 6.28 0.02 0.08 0.01 2.16 0.01 4.24 0.01 6.32 0.02 0.12 0.01 2.20 0.01 4.28 0.01 6.36 0.02 0.16 0.01 2.24 0.01 4.32 0.01 6.40 0.02 0.20 0.01 2.28 0.01 4.36 0.01 6.44 0.02 0.24 0.01 2.32 0.01 4.40 0.01 6.48 0.02 0.28 0.01 2.36 0.01 4.44 0.01 6.52 0.02 0.32 0.01 2.40 0.01 4.48 0.01 6.56 0.02 0.36 0.01 2.44 0.01 4.52 0.01 6.60 0.02 0.40 0.01 2.48 0.01 4.56 0.01 6.64 0.02 0.44 0.01 2.52 0.01 4.60 0.01 6.68 0.02 0.48 0.01 2.56 0.01 4.64 0.01 6.72 0.02 0.52 0.01 2.60 0.01 4.68 0.01 6.76 0.02 0.56 0.01 2.64 0.01 4.72 0.01 6.80 0.02 0.60 0.01 2.68 0.01 4.76 0.01 6.84 0.02 0.64 0.01 2.72 0.01 4.80 0.01 6.88 0.02 0.68 0.01 2.76 0.01 4.84 0.02 6.92 0.02 0.72 0.01 2.80 0.01 4.88 0.02 6.96 0.02 0.76 0.01 2.84 0.01 4.92 0.02 7.00 0.02 0.80 0.01 2.88 0.01 4.96 0.02 0.84 0.01 2.92 0.01 5.00 0.02 0.88 0.01 2.96 0.01 5.04 0.02 0.92 0.01 3.00 0.01 5.08 0.02 0.96 0.01 3.04 0.01 5.12 0.02 1.00 0.01 3.08 0.01 5.16 0.02 1.04 0.01 3.12 0.01 5.20 0.02 1.08 0.01 3.16 0.01 5.24 0.02 1. 12 0.01 3.20 0.01 5.28 0.02 1.16 0.01 3.24 0.01 5.32 0.02 1.20 0.0 1 3.28 0.01 5.36 0.02 1.24 0.01 3.32 0.01 5.40 0.02 1.28 0.01 3.36 0.01 5.44 0.02 1.32 0.01 3.40 0.01 5.48 0.02 1.36 0.01 3.44 0.01 5.52 0.02 1.40 0.01 3.48 0.01 5.56 0.02 1.44 0.01 3.52 0.01 5.60 0.02 1.48 0.01 3.56 0.01 5.64 0.02 1.52 0.01 3.60 0.01 5.68 0.02 1.56 0.01 3.64 0.01 5.72 0.02 1.60 0.01 3.68 0.01 5.76 0.02 1.64 0.01 3.72 0.01 5.80 0.02 1.68 0.01 3.76 0.01 5.84 0.02 1.72 0.01 3.80 0.01 5.88 0.02 1.76 0.01 3.84 0.01 5.92 0.02 1.80 0.01 3.88 0.01 5.96 0.02 1.84 0.01 3.92 0.01 6.00 0.02 1.88 0.01 3.96 0.01 6.04 0.02 1.92 0.01 4.00 0.01 6.08 0.02 1.96 0.01 4.04 0.01 6.12 0.02 2.00 0.01 4.08 0.01 6.16 0.02 2.04 0.01 4.12 0.01 6.20 0.02 13151 Thoma Road storm tech storm detention system Type IA 24-hr LO 50yr Rainfa//=4.30" Prepared by Pinnacle Engineering Printed 4/24/2018 HydroCAD® 9.10 s/n 02137 © 2010 HydroCAD Software Solutions LLC Page 9 Stage-Area-Storage for Pond clhamber: Storm Tech Elevation Wetted Storage Elevation Wetted Storage (feet) (sg-ft) (cubic-feet) (feet) (sg-ft) (cubic-feet) 0.00 146 0 5.20 454 386 0.10 152 6 5.30 460 392 0.20 158 12 5.40 466 398 0.30 164 18 5.50 472 404 0.40 170 23 5.60 478 410 0.50 176 29 5.70 484 416 0.60 182 35 5.80 489 421 0.70 187 41 5.90 495 427 0.80 193 47 6.00 501 433 0.90 199 53 6.10 507 439 1.00 205 58 6.20 513 445 1.10 211 64 6.30 519 451 1.20 217 70 6.40 525 456 1.30 223 76 6.50 531 462 1.40 229 82 6.60 531 462 1.50 235 88 6.70 531 462 1.60 241 93 6.80 531 462 1.70 247 99 6.90 531 462 1.80 253 105 7.00 531 462 1.90 259 111 2.00 264 117 2.10 270 127 2.20 276 138 2.30 282 148 2.40 288 159 2.50 294 169 2.60 300 180 2.70 306 190 2.80 312 200 2.90 318 210 3.00 324 220 3.10 330 230 3.20 336 240 3.30 341 249 3.40 347 259 3.50 353 268 3.60 359 277 3.70 365 286 3.80 371 295 3.90 377 303 4.00 383 311 4.10 389 319 4.20 395 326 4.30 401 333 4.40 407 340 4.50 412 345 4.60 418 351 4.70 424 357 4.80 430 363 4.90 436 369 5.00 442 375 5.10 448 381 Received MAY 02 2018 City ot Lake Oswego Example Storm Water Operations & Maintenance Plan for Storm Tech Chamber System 13151 Thoma Road Lake Oswego Oregon April 28, 2018 Prepared by: Pinnacle Engineering Jam es Stormo, PE 17757 Kelok Road Lake Oswego, OR 97034 Property Owner: Renaissance Homes Jeff Shrope 16771 Boones Ferry Road Lake Oswego, OR 97035 Site O&M Responsible Party: The facility is to be maintained by Renaissance Homes. The preparer has worked closely with Renaissance Homes to design a system that can be easily maintained by the owner. Renaissance Homes contact is Jeff Shrope (503) 496-0717. On-Site Storm Water System Description: All of the runoff from the proposed roof area will infiltrate into the ground through an on site Storm Tech Chamber System. The storm tech facility will consist of a trap catch basin and storm tech chamber system. The total amount of impervious area being directed to the storm tech chamber system is (fill in blank) square feet. Disposal will be by means of infiltration within the storm tech chamber system. See attached storm plan. Inspection/Maintenance Schedule The property owner must inspect and maintain each part of the system quarterly for the first 2 years of operation. Following the first 2 years of operation, the facility owner must inspect each part of the system twice a year. At any time, the facility owner must inspect and maintain each part of the system within 48 hours after a major storm event. For this O&M Plan, a major storm event is defined as 1.0 inches of rain in 24 hours or more. All components of the storm system as described above must be inspected and maintained ·according to City maintenance requirements or they will cease to function effectively. The facility owner shall keep a log to record all inspection and maintenance activities (See Sample Log). The facility owner must keep work orders, invoices, and receipts on file to provide upon City request to document compliance with this site-specific O&M Plan. Inspection Program for Storm Tech Chamber System 1) Conduct inspections on a quarterly basis for two years. Additional inspections will be necessary after long dry periods, large storms or spills. Immediately remove accumulated spill material, taking the appropriate safety and disposal precautions. 2) Keep inspection records to track the progressive development of the system over time. The inspection records shall include: a) Sediment condition and depth. b) Water observations (sheen, smell, etc.) c) Unscheduled maintenance needs. d) Components that do not meet performance criteria and require immediate maintenance. e) Common problem areas, solutions and general observations. f) Aesthetic conditions. g) Debris located within the private trap catch basin. Inspection/Maintenance Procedures for Storm Tech Ch.amber System The storm tech chamber system will not be accessible. The only accessible structure will be the trap catch basins. The following items shall be inspected and maintained as stated with regards to the trap catch basins that the rain drains are connected to: 1) Vegetation or roots from large shrubs and trees that limit access or interfere with catch basin operations shall be prevented. 2) Fallen leaves and debris from deciduous plant foliage shall be cleaned from the catch basins biannually or as necessary to prevent clogging of the catch basin. §ample On-Site Storm Water System Inspection & Maintenance Log Inspection Log - Record the date and the personnel who conducted the site inspection. Record the infiltration rate if greater than 48 hours, a description of any and all spills and vector issues, sediment & oil depth, the percentage of vegetation coverage (desirable and undesirable), and the condition of the system components every quarter for the first 2 years of operation and twice a year after a major storm event thereafter. Pollution Prevention -All sites shall implement BMP's to prevent hazardous wastes, litter, or excessive oil and sediment from contaminating storm water. Record time/date, weather, and site conditions if site activities are found to contaminate storm water. Depth of Sediment & OH - Take a record measurement at catch basins. All sediment and debris (including leaves) shall be removed from the catch basin. Maintenance: Record date, description, and contractor (if applicable) for all structural repairs, landscape maintenance, and facility cleanout activities. Sample Maintenance Log: The log shall contain, at a minimum, the following information: Date/Time: Name of Individual performing the inspection: Initials: Weather Conditions: Water level within the catch basin & rain garden: Work Performed: Work Area or specific storm water facility area: Details: Corrective actions taken: Exam le Storm Water Operation§ & Ma "n.tenance Plan for ain Garde 13151 Thoma oa Lake Oswego Oregmm April 28, 2018 Prepared by: Pinnacle Engineering James Stormo, JPE 17757 Kelok Road Lake Oswego, OR 97034 Property Owner: Renaissance Homes Jeff Shrope 16771 Boones Ferry Road Lake Oswego, OR 97035 Site O&M Responsible Party: The facility is to be maintained by Renaissance Homes. The preparer has worked closely with Renaissance Homes to design a system that can be easily maintained by the owner. Renaissance Homes contact is JeffShrope (503) 496-0717. On-Site Storm Water System Description: All of the runoff from the proposed roof area & driveway area will infiltrate into the ground by use of a vegetated rain garden located on the parcel. The vegetated rain garden will serve as the BMP for disposal and treatment facility for run-off from roof area and private driveway. The total amount of impervious area being directed to the rain garden is (fill in blank) square feet. See attached storm plan. Inspection/Maintenance Schedule The property owner must inspect and maintain each part of the system quarterly for the first 2 years of operation. Following the first 2 years of operation, the facility owner must inspect each part of the system twice a year. At any time, the facility owner must inspect and maintain each part of the system within 48 hours after a major storm event. For this O&M Plan, a major storm event is defined as 1.0 inches of rain in 24 hours or more. All components of the storm system as described above must be inspected and maintained according to City maintenance requirements or they will cease to function effectively. The facility owner shall keep a log to record all inspection and maintenance activities (See Sample Log). The facility owner must keep work orders, invoices, and receipts on file to provide upon City request to document compliance with this site-specific O&M Plan. nspectimn/Maintenance §chedlule for Rain Garden The property owner must inspect and maintain each part of the system quarterly for the first 2 years of operation. Following the first 2 years of operation, the facility owner must inspect each part of the system twice a year. At any time, the facility owner must inspect and maintain each part of the system within 48 hours after a major storm event. For this O&M Plan, a major storm event is defined as 1.0 inches ofrain in 24 hours or more. All components of the storm system as described above must be inspected and maintained according to City maintenance requirements or they will cease to function effectively. The facility owner shall keep a log to record all inspection and maintenance activities (See Sample Log). The facility owner must keep work orders, invoices, and receipts on file to provide upon City request to document compliance with this site-specific O&M Plan. lrnspection Program for Rain Garden 1) Conduct inspections on a quarterly basis for two years. Additional inspections will be necessary after long dry periods, large storms or spills. Immediately remove accumulated spill material, taking the appropriate safety and disposal precautions. 2) Keep inspection records to track the progressive development of the system over time. The inspection records shall include: a) Sediment condition and depth within the lynch type catch basin located in the private driveway as well as the rain garden. b) Water observations (sheen, smell, etc.) c) Unscheduled maintenance needs. d) Components that do not meet performance criteria and require immediate maintenance. e) Common problem areas, solutions and general observations. f) Aesthetic conditions. g) Debris located within the rain garden. h) Condition of vegetative plantings within the rain garden. Sample On-Site Storm Water System Inspection & Maintenance Log Inspection Log - Record the date and the personnel who conducted the site inspection. Record the infiltration rate if greater than 48 hours, a description of any and all spills and vector issues, sediment & oil depth, the percentage of vegetation coverage (desirable and undesirable), and the condition of the system components every quarter for the first 2 years of operation and twice a year after a major storm event thereafter. Pollution Prevention - All sites shall implement BMP's to prevent hazardous wastes, litter, or excessive oil and sediment from contaminating storm water. Record time/date, weather, and site conditions if site activities are found to contaminate storm water. Depth of Sediment & Oil - Take a record measurement at catch basins. All sediment and debris (including leaves) shall be removed from the catch basin. Maintenance: Record date, description, and contractor (if applicable) for all structural repairs, landscape maintenance, and facility cleanout activities. Sample Maintenance Log: The log shall contain, at a minimum, the following information: Date/Time: Name oflndividual performing the inspection: Initials: Weather Conditions: Water level within the catch basin & rain garden: Work Performed: Work Area or specific storm water facility area: Details: Corrective actions taken: Received KELLY ENGINEERING Phone: 360-433-7530 316 E. Fourth Plain, Suite A-4 MAY oi 2018 e-mail: [email protected] Vancouver, WA 98663 City of Lake Oswego April 20, 2018 Kelly Geiger Renaissance Homes 16771 Boones Ferry Road Lake Oswego, OR 97035 Subjecl." Sight Distance Certification, 13151 Thoma Road Lake Oswego, Oregon Dear Ms. Geiger: l have measured the sight distance at the location of three driveways that \.vill serve future homes to be located at 13151 Thoma Road in Lake Osv.,,ego. Thoma Road is an 18 foot wide dead end paved roadway with intermittent gravel/grass shoulders. There is no posted speed limit on Thoma Road. The sight distance certification at the three driveways as based on AASHTO criteria was requested by the City of Lake Oswego. Based on my measurements the comer sight distance at the location of the driveway serving Lot I was restricted by vegetation when looking towards the north and a brick mailbox when looking towards the south. The driveways serving Lots 2 and 3 was restricted by the vegetcttion and brick mailbox when looking towards the north and extended over 280 feet when looking towards the south. The brick mailbox is located between Lot 1 and Lot 2 and approximately 10 feet from the centerline of Thoma Road. The vegetation is along the site frontage of Lot 1. The removal of the brick mailbox and vegetation would provide sight distance for all three lots that would extend north to Knaus Road, a distance of approximately 230 feet. In addition a comer sight distance of over 280 feet would be available for all three driveways when looking towards the south. Based on the criteria in AASHTO, A Policy on Geometric Design of Highways and Streets, 2010 and an assumed speed limit of25 mph on Thoma Road the recommended comer sight distance at the driveways is 280 feet. With the removal of the brick mailbox and vegetation the 230 foot sight distance when looking towards the north would also be adequate given the slow speed of traffic when turning onto Thoma Road from Knaus Road. I based the sight distance measurements on a driver's eye height of3.5 feet located 15 feet back from the outside edge of the travel lane on Thoma Road. The object height was assumed to be at a height of3.5 feet. These recommended heights and distances are specified in AASHTO. EXHIBIT F-4 LU 18-0028 l have attached three sight distance triangle diagrams showing the location of the brick mailbox and vegetation that restricts the sight distance. The brick mailbox and vegetation are the only sight distance restricting obstacles within the sigbt distance triangles. In summary, adequate sigbt distance will be provided for at the three driveways with the removal of the brick mailbox and vegetation along the site frontage of Lot 1. This is recommended. With the removal of the brick mailbox and vegetation the sight distance to the north and south will meet the criteria in AASHTO. Please contact me if you have any questions regarding the above. I can be reached at 360-433-7530 or e-mail to [email protected]. Sincerely, ~:K~jt Transpo1tation Engineer - 2- ·:..,.) ·.:> D rl er i 11 0 I -:E. ....I \--' ~ I \J':, ::r I If\ 4 I \--' <[ 1_ 0 'L 0 ...1 er '() .. :r: <> \-' ,.J i ;; J~ :r: .:_) I-- i 9 01._ a \).) ~ ! ~ .Jb .::l v\ .'..) I- a:. _, ~ oL .._) C::!) cl ! 0 ·>l =6 _J __J ·:,~ \P. ;:,;$1 a er N ~ f ~ ::i: ,_ /-' ("() ----1 ?aL '6 0_, ' .J i ::£ t. ~ :.:d ...,..] ! cj. aL i <"Pi ...... _) ! J 3r. i I ~ .ltU;: ! " ~"! ij I 1: ii .i il i I! ' I' i: \ \ 0 l'JVNIVllU IHIOJ .~ ~b~J, 1.i.l:IV d JOl - £ I og (: . i I I I I 0 <:(.' I .0 I I cX \ I- \I & 1, '. ~ ---~ /I '} 0 ' 'Jl I-' 1--,, " _, b \_' : I (JI. r :::~; _, "-; I ".\ I rs:, ~; ! I al ....__ ------~ I I ~ '--' ~ ! I I ~ I i NI j1 ~ I ·o ·' I 'I I L__ _ ""'·· . __ _ 1: I ii I 1l I I , 1 I I I I I i I ! \ j I i \ ..L}-/~1 s J« • . "n I ~~ ~ ~l: §~;, 1 ~ J ,, ------_.., vJ Vl .... J r). 0 0.) d \- ') .~) :2 \fl \ \ Received MAY U2 2018 City of Lake Oswego Geotechnical Report 13151 Thoma Road Lake Oswego, Oregon Prepared for: Renaissance Homes Portland, OR 5 April 2018 Ragjd I Soi[ o ti nsLLC. 3915 SW Plum St Portland, OR 503-816-3689 EXHIBIT F-5 LU 18-0028 PROJECT AND SITE DlESCRIIPTION§ Rapid Soil Solutions (RSS) has prepared this geotechnical report, as requested, for the proposed 3-parcel partition of the Clackamas County tax lot currently assigned the state tax lot identification number of 21E04BB03500. The site is located on the western side of Thoma Road in the City of Lake Oswego and is currently assigned the street address of 13151 Thoma Road (97034). It is situated roughly 200 feet south of Knaus Road and it tucked between parcels assigned the street addresses of 13041 Thoma Road and 13175 SW Toma Road. The site is facing the southern half of the parcel containing 13120 Thoma Road and the parcel containing the dwelling assigned the address of 1315 6 Thoma Road. The site is roughly 200 feet east of Boones Ferry Road, 0.4 miles north of Country Club Road, 0.64 miles south of SW Stephenson Street, 1.1 miles southeast of Mt Sylvania and is 1.2 miles northwest of Oswego Lake. The land around the subject site was divided in 1932 by the Forest Hill Acres (Plat No. 598) but lots 23-27 were replated in 1938 by the Thoma Acre Tracts (Plat No. 615). The subject site occupies lot number 9 of the 'Thoma Acre Tracts'. The latitude and longitude of the site are 45.430652 and -122.701849 (45°25'50.4"N, 122°42'06.7"W). The site can be found in the northwest quarter of the northwest quarter of Section 4, Township 2-South, Range 1-East (W.M.) in Clackamas County and can be distinguished by the tax lot number 3500. The site is situated near the middle of the Lake Oswego 7.5-minute topographic quadrangle (NE 1:14 of the Oregon City 15' Quadrangle). SITE CONDITIONS Surface Conditions This 0.66-acre (28, 763 square foot) subject site is situated in the residential neighborhood of Forest Highlands in the northern half of the incorporated area of the City of Lake Oswego, Oregon. The site and the parcels surrounding it are zoned as part of a single-family residential district. The parcels adjacent on all but the southern side are part of the Lake Oswego jurisdiction and are assigned the zoning R-7.5 along with the subject site. R-7.5 zone is a residential low-density zone district intended to provide lands for single-family residential development with a density of up to roughly 5 dwellings units per gross acre (7,500 sq. ft. area per unit). The lot to the south of the subject site is zoned R-20 by the County, a low density residential district (1 unit per 20,000 square feet). The adjacent parcels range in size from 0.28 acres to 0.37 acres and most contain single-family residential dwellings. These residences have construction dates of2015, 2002, 1964, 1963, 1958, 1936, and 1935. The subject site currently contains one single-family residential structure originally constructed in 1963. The structure is situated in the -southeastern quarter of the parcel, generally overlapping a portion of proposed parcels 2 and 3. The 2-story structure is a 2,228 square foot residence with a 778 square foot basement. The subject site was annexed by the city in 1998. The majority of the parcel outside the building and paved areas contains short cropped grasses and a three to four dozen trees scattered generally around the perimeter of the subject site. The slopes on the subject site descend generally westwards, towards the south-southwest flowing Spring Brook Creek running parallel to the western side of Boons Ferry Road. These slopes descend from a local, wide ridge than runs roughly parallel to and just east of Thoma Road. Directly east of the subject site the crest of this ridge if about 500', but it 2 ascends to both the north and south creating a subtle saddle adjacent to the parcel. The slopes on site are highest in the southeastern (500') and northeastern (498') comers and descend towards the western property line (484'). The slope across the parcel is relatively consistent except where apparently graded in association with the original construction of the residential dwelling and driveways. A 5' digital elevation model derived from LID AR of the Portland, OR and surrounding areas indicates that there are slopes on the subject site that fall into the categories ofless than 5% (blue), 5-10% (green), 10-15% (yellow), 15-20% (orange) and greater than 20% (red). The steeper slopes are generally found along the exterior of the site while the low slope areas appear to be concentrated directly above and behind the residential dwelling. ;::, ' /!1 J j i.. I ll . I_ ' I J ~ ~ I t I • v. ) 1 \ \. I I _ ) \ I / - \ Q . I ,' '- iOo J ~~~~~ 1CX: r .; r-- 1 • 1 .' rtJ' I ,5 11_,,1·,__ _ d 1 .!,C I .J.-.: I I I I I I I I I I Geology 4 5 Current geologic literature 1'2'3' ' '6'7'8'9'10' 11' 12 classifies the slopes underlying the subject 1 http://www.oregongeology.org/sub/ogdc/index.htm 2 Ma, L., Madin, LP., Duplantis, S., and Williams, K.J., 2012, Lidar-based surficial geologi.c map and database ofthe greater Portland, Oregon, area, Clackamas, Columbia, Marion, Multnomah, Washington, and Yamhill Counties, Oregon, and Clark County, Washington: Oregon Department of Geology and Mineral Industries, Open-File Report 0-2012-02, scale 1:8,000 . 3 Burns, W.J., Mickelson, K.A., Jones, C.B., Pickner, S.G., Hughes, K.L.B., and Sleeter, Rachel, 2013, Landslide hazard and risk study ofnorthwestern Clackamas County, Oregon: Oregon Department of Geology and Mineral Industries, Open-File Report 0-2013-08, scale 1:8,000. 4 Burns, W.J. and Duplantis, S., 2010, Landslide inventory maps for the Lake Oswego quadrangle, Clackamas, Multnomah, and Washington Counties, Oregon: Oregon Department of Geology and Mineral Industries, Interpretive Map Series IMS-32, scale 1 :8,000. 5 Beeson, M.H., Tolan, T.L., and Madin, I.P., 1989, Geologi.c map of the Lake Oswego quadrangle, Clackamas, Multnomah, and Washington counties, Oregon: Oregon Department of Geology and Mineral Industries, Geological Map Series 59, scale 1 :24,000. 6 Schlicker, H.G., and Finlayson, C.T., 1979, Geology and geologi.c hazards ofnorthwest Clackamas County: Oregon Department of Geology and Mineral Industries, Bulletin 99, scale 1:24,000. 7 Hart, D.H., and Newcomb, R.C., 1965, Geology and ground water of the Tualatin Valley, Oregon: U.S. Geological Survey, Water-Supply Paper 1697, scale 1:48,000. 8 Trimble, D.E., 1957, Geology of the Portland quadrangle, Oregon-Washington: U.S. Geological Survey, 3 site as Basalt of Waverly Heights by Bums et al (1997), Beeson et al (1989) and Madin (2004). Other workers have grouped the bedrock underlying the subject site in with undifferentiated Columbia River Basalt flows. Geologic History The subject site is generally situated within the forearc basin of the Cascadia subduction system between the Cascade Range (volcanic arc) and the Coastal Range (accretionary/subduction complex). The site is tucked along the edge of the Tualatin Valley, which is one of several topographic and structural depressions that collectively constitute the Puget-Willamette forearc trough. These basins formed due to tectonic compressional stress that both intimated the basin formation and produced prolonged enlargement of the basins. They contain a thick accumulation of material preserving a complex record of deposition and erosion ( aggradation and incision) within the basin that were emplaced concurrent with basin development. The same tectonic forces that formed the Tualatin Valley created the ridgeline than forms the eastern boundary of the basin. This uplifted bedrock forms the Tualatin Mountains, locally referred to as the Portland Hills, form a northwest-southeast oriented ridge, produced by a late Cenozoic anticline that is bound by reverse faults dipping towards the anticlinal axis. Tectonic compression pushed the bedrock upwards, creating a prominent structural feature within the local region. Similar structures are common in the northwestern Willamette Valley, accommodating margin-parallel shortening of the Cascadia fore arc. This ridge is roughly 350 meters tall. The steep eastern slopes terminate abruptly were the nearly linear Portland Hills Fault separates steeply ascending bedrock and relatively low-relief sedimentary deposits and artificial fill in the Portland Basin. The western slopes of the Tualatin Mountains descend irregularly towards the structural and topographic Tualatin Valley basin. The Tualatin basin is characterized by broad, flat, lowlands surrounded by prominent uplands controlled primarily by structural features (faulting and folding) in the underlying bedrock. The tectonic compressional stress associated with the subduction zone, and associated mountain building in the Cascade and Coastal Range, initiated the basin development and produced prolonged enlargement ofthese forearc basins. Concurrent with basin subsidence in the late Miocene and Pliocene was the deposition of continental fluvial and lacustrine (stream and lake) sediments that were transported through the region by ancestral rivers. This produced a thick accumulation of material that preserves a complex record of deposition and Geologic Quadrangle Map GQ-104, scale 1:62,500. 9 Trimble, D.E., 1963, Geology ofPortland, Oregon and adjacent areas: U.S. Geological Survey, Bulletin 1119, scale 1:62,500. 10 Burns, Scott, Growney, Larry, Brodersen, B., Yeats, R.S., and Popowski, T.A., 1997, Map showing faults, bedrock geology, and sediment thickness of the western half of the Oregon City I: I 00, 000 quadrangle, Washington, Multnomah, and Marion Counties: Oregon Department of Geology and Mineral Industries, Interpretive Map Series 4, scale 1: 100,000. 11 Madin, LP., 2004, Geologic mapping and database for the Portland area fault studies: Final report, Clackamas, Multnomah, and Washington Counties, Oregon: Oregon Department of Geology and Mineral Industries, Open-File Report 0-04-02, scale 1: 100,000. 12 Phillips, W.M., 1987, Geologic map of the Vancouver quadrangle, Washington: Washington Division of Geology and Earth Resources, Open File Report 87-10, scale 1 :100,000. 4 erosion (aggradation and incision). The Portland Basin is dotted with dozens of young extinct volcanoes known as the Boring volcanic field. Boring eruptive events formed isolated hills and hill clusters that rise up to 200 meters above the surrounding landscape. Many of the hills are monogenetic volcanoes erupted west of the Cascade arc axis beginning in latest Pliocene time. Boring centers consist of cinder cones and associated lava flows, small shields and lava cones. The flows produced from one of these vents, located at Mount Sylvania, reach nearly to the subject site. The eastern edge of these flows is mapped as generally following or just east of Boones Ferry Road (as close as 250' from the edge of the subject site). Site Geology Much of the local bedrock is comprised of the flows of the Columbia River Basalt Group. This thick accumulation of flood basalts was produced by dozens of fissure eruptions in eastern Oregon and Washington in the Middle Miocene. The volcanic eruptions are among the largest observed anywhere on earth. The floods of hot, fluid lava flowed across much of the eastern half of both Oregon and Washington, eventually reaching the Pacific Ocean. Some flows extended as far as 400 miles from their vents with individual flows covering as much as 10,000 square miles. In the Portland area, these dark grey to black basalts can be divided into 8-10. distinct Columbia River Basalt flow types, comprised of as many as two dozen individual flows. The physical properties ofthese flows are very similar, often making it difficult to distinguish between individual flows. They have built up as much as 10,000 feet of lava in eastern Washington, and 850 feet in the Portland area. In the Oregon Coast Range, the oceanic sediments that dominate the bedrock are overlain, underlain and are intruded by the volcanic flows of the Columbia River Basalt Group. This bedrock unit has been uplifted in the Tualatin Mountains. The Basalt of Waverly Heights consists of a sequence of subaerial basaltic lava flows and their associated sediments, which unconformably underlies the flows of the Columbia River Basalt Group. The time gap between the older Basalts of Waverly Heights and the flows of the Columbia River Basalt produces this specific contact type, which is typically marked by a deeply weathered zone, often greater than 10 meters thick. The flows in this unit are typically blocky to columnar jointed and have well developed flows tops and bottoms. The flow tops commonly contain open cavities (small air bubbles produced when the material was flowing - vesicles and vugs ). Many of these voids have filled with secondary materials. The fresh material form these deposits are commonly brownish gray to black, weathering to a dark grey to brownish black color. The composition ofthe Waverly Basalt is similar, but not identical, to that of the Columbia River Basalt Group. While the thickness of this unit is not known, it presumably extends to a considerable depth within the local region. Workers believe that it may represent a portion of the 40-million-year-old volcanic (oceanic) islands that was accreted to western Oregon. The site is also mapped as containing a thick layer of Eolian silt. Throughout much of the Tualatin Mountains, the bedrock material is draped in a thick layer ofloess and/or colluvium. The loess/eolian silt is comprised of yellow-brown to buff-colored, fine, micaceous silt. A maximum thickness of 55 feet is noted in the uplands (above 250' elevation). In some areas the loess transitions into colluvial deposit, which are composed of micaceous silt derived from loess deposits, clay and sand derived from weathered basalt, and angular pebble- to 5 boulder-sized clasts of basalt and weathered basalt (produced as movement in the overlaying loess incorporates other materials). Nearthe tops of slopes, the surficial material is primarily composed of loess-derived silt while near the bottom of slopes the deposit is predominantly derived from basalt and weathered basalt. On ridge crests the loess layer is generally stable, but as slopes steepen and descend into the nearby canyons, the loess typically moves slowly downhill under the influence of gravity, water, and numerous small landslides. This blanket of moving and mixing colluvium includes fragments of the underlying bedrock. When exposed in road cuts or excavations, the loess is featureless and tan. Cut slopes are unstable and susceptible to rapid erosion and frost heave. When saturated by heavy rainfall or runoff, the loess and loess-colluvium mix is very susceptible to landslides and can liquefy to flow down slopes. [,fi'~;W l~r:,.'.~:;~ =J Missoula Floods Deposits: Fine Grained Facies t=I L..:::.:._j Boring Lavas Columbia River Basalt Group Frenchman Springs Member ~ Basalt of Sand Hollow 1::1 ~ Basalt of Ginkgo Basalt of Waverly Heights I t 0 Field Exploration and subsurface conditions A total of three (3) borings have been excavated with a hand auger. The locations of the borings are shown on figure 3 in the appendix. Borings were at various depths to determine the soil profile. The soil types and descriptions are all noted on either boring logs. They were consisted through the site. A geologist in training excavated the holes, logged the soils and created the logs. A professional engineer review the boring logs. Boring logs detailing materials encountered is in appendix. The logs were created using the Unified Soil Classification and Visual Manual Procedure (ASTM-D 2488). Samples were transported to the laboratory for further classification in sealed bags. Please see the appendix for further laboratory results. The soil conditions were stiff SILT to a depth of 4 feet. Moisture contents vary from 25.5 to 35.7% of Portland Hills SILT. Groundwater was not encountered. 6 Soils The USDA National Resource Conservation Service Web Soil Survey13 classifies the soils on site are mapped as Cascade silt loam (8-15% slopes). The Cascade soils form on hills from loess. They are classed as somewhat poorly drained with a shallow water table perched upon a fragipan, which is typically found between 20 inches and 30 inches below the ground surface. The typical profile of this soil type is comprised of silt loam (Hl: 0"-11 ", H2: l l "- 21 ")and silty clay loam (H3: 21 "-60"). The USDA suitability and limitations rating indicate that the shallow perched groundwater, which may be present seasonally, may negatively impact the dwellings both with and without basements. Foundation Design The building foundations must be installed into the SILT 1.5 feet. This depth may be locally variable and should be confirmed by a geotechnical engineer or their representative at the time of construction. Continuous wall and isolated spread footings should be at least 16 and 24 inches wide, respectively. The bottom of exterior footings should be at least 16 inches below the lowest adjacent exterior grade. The bottom of interior footings should be at least 12 inches below the base of the floor slab. Footings placed into the stiff SILT shall be designed for an allowable bearing capacity of 2,000 pounds per square foot (psf). The recommended allowable bearing pressure can be doubled for short-term loads such as those resulting from wind or seismic forces. Based on our analysis the total post-construction settlement is calculated to be less than 1 inch, with differential settlement ofless than 0.5 inch over a 50-foot span for maximum column, perimeter footing loads ofless than 100 kips and 6.0 kips per linear foot. Lateral loads on footings can be resisted by passive earth pressure on the sides of the structures and by friction at the base of the footings. An allowable lateral bearing pressure of 200 pounds per cubic foot (psf/f) below grade may be used. Adjacent floor slabs, pavements or the upper 12-inch depth of adjacent, unpaved areas should not be considered when calculating passive resistance. An angle of internal friction of 32 degrees can be used. Fills shall be placed on level benches in thin lifts and compacted to a dry density of at least 92% of its Maximum Dry Density (MDD) as determined by the Modified Proctor Test (ASTM D-1557). Compaction testing shall take place every 18in. A minimum of three days prior to the placement of any fill, please supply Engineer with a 30-pound sample (approximately a full 5-gallon bucket) of any soil or base rock to be used as fill (including native and import materials) for testing and approval 13 http://websoilsurvey.sc.egov.usda.gov/App/W ebSoi!Survey .aspx 7 Retaining Walls Default lateral soil load for the design of basement and retaining walls supporting level backfill shall be 35 psf/ft for laterally unrestrained retaining walls and 60 psf/ft for laterally restrained retaining walls. For embedded building walls, a superimposed seismic lateral force should be calculated based on a dynamic force of 9H2 pounds per lineal foot of wall, where H is the height of the wall in feet, and applied at 1/3 H from the base of the wall. The coefficient of friction for allowable lateral sliding can be taken as 0.35. The wall footings should be designed in accordance with the guidelines provided in the "Foundation Design" section of this report. These design parameters have been provided assuming that back-of-wall drains will be installed to prevent buildup of hydrostatic pressures behind all walls. The backfill material placed behind the walls and extending a horizontal distance equal to at least half of the height of the retaining wall should consist of granular retaining wall backfill as specified in the "Structural Fill" section of this report. The wall backfill should be compacted to a minimum of 95 percent of the maximum dry density, as determined by ASTM D698. However, backfill located within a horizontal distance of 3 feet from the retaining walls should only be compacted to approximately 92 percent of the maximum dry density, as determined by ASTM D698. Backfill placed within 3 feet of the wall should be compacted in lifts less than 6 inches thick using hand-operated tamping equipment (e.g., jumping jack or vibratory plate compactors). If flat work (e.g., sidewalks or pavements) will be placed atop the wall backfill, we recommend that the upper 2 feet of material be compacted to 95 percent of the maximum dry density, as determined by ASTM D698. A minimum 12-inch-wide zone of drain rock, extending from the base ofthe wall to within 6 inches of finished grade, should be placed against the back of all retaining walls. Perforated collector pipes should be embedded at the base of the drain rock. The drain rock should meet the requirements provided in the "Structural Fill" section of this report. The perforated collector pipes should discharge at an appropriate location away from the base of the wall. The discharge pipe(s) should not be tied directly into storm water drain systems, unless measures are taken to prevent backflow into the wall's drainage system. Settlements ofup to 1 percent of the wall height commonly occur immediately adjacent to the wall as the wall rotates and develops active lateral earth pressures. Seismic Design Criteria The seismic design criteria for this project found herein is based on the International Building Code (ffiC) 2012/15, Section 1615 and from the USGS Earthquake Hazards Program. A summary of IBC seismic design criterion below using the following Lat 45.430652 and Long of -122.701849: Short Period 1 Second Maximum Credible Earthquake Spectral Acceleration Ss = 0.985g Sl = 0.423 g Adjusted Spectral Acceleration Sms = 1.090 Sml = 0.667 Design Spectral Response Acceleration Perimeters Sds = 0.726 Sdl= 0.445 8 fofiltl"ation testing See figure 4 for the locations of the tests. RSS attempted tests on lots 2 and 3 and after the four (4) hour pre-soak the holes had not drained. After doing the excavations across the site for the geotechnical variables I believe these locations could be in an old fill area. Because RSS had successful tests deeper into the lot. The test along the road at 4ft had a measured infiltration rate of 8.2in/hr. Infiltration spread sheet is located in the appendix. Geo Hazard The Oregon HazVu: Statewide Geohazard Viewer14, City of Lake Oswego interactive map 15 Metromap 16 and Portland Maps 17 were reviewed on 17 August 2017 to investigated mapped geological hazards. This review indicates the parcel is situated outside the 100-year floodplain as mapped by FEMA. The expected earthquake-shaking hazard is classified as 'very strong' with no mapped liquefaction hazard classification. The nearest fault mapped as active my DOGAMI is the NW-SE oriented Oatfield Fault, situated about 1.6 miles northeast of the subject site. Additional mapping indicates faults passing much closer to the subject site, but these are not classified as active by DOGAMI. Beeson et al (1989) indicates the fault running just east of Thoma Road is named the 'Sylvania Fault' and it is downthrown to the southwest. IMS-1518 rates the site vicinity as having a peak horizontal acceleration of 0. 8 to 0.9g for a magnitude 6.8 Portland Hills Fault earthquake. This falls on the Modified Mercalli Intensity scale in the categories of 'violent shaking'. Violent shaking can result in considerable damage in specially designed structures; well-designed frame structures may be thrown out of plumb and it will produce great damage in substantial buildings, with partial collapse. The DOGAMI SLID019 interactive map and IMS-32 indicate that the nearest mapped slide is in Mountain Park, roughly a third of a mile west of the subject site. No mapped slides are located at or adjacent to the subject parcel. The City of Lake Oswego classifies the slopes at the southwestern comer of the subject site as landslide area. The Landslide Hazard classification presented by DOGMAI indicates that the majority ofthe side has a low slide hazard (landsliding unlikely) with a small portion of the slopes in the northwestern comer classified as having a moderate slide hazard (landsliding possible). The 2013 Landslide Susceptibility Maps (OFR-2013-08) indicates that the shallow-landslide susceptibility classification for the site is low. Open File Report 2013-08 also indicates that the site has a low susceptibility to deep-seated landslides. RSS found no issues with instability of the lot and slope as well as current house on the lot. 14 http://www.oregongeology.org/hazvu/ 15 http://gis.ci.oswego. or. us/public/flexmap/flexmap.html 16 http://gis.oregonmetro.gov/metromap/ 17 http://www.portlandmaps.com/ 18 Wong, I., Silva, W., Bott, J., Wright, D., Thomas, P., Gregor, N., Li, S., Mabey, M., Sojouner, A., and Wang, Y., (2000), Earthquake scenario ground shaking map for the Portland, Oregon, metropolitan area: Portland Hills Fault M 6.8 earthquake, Peak horizontal acceleration (g) at the ground surface: DOGAMI, IMS-15. Scale 1:62,500 19 http://www.oregongeology.org/slido/index.html 9 Construction Observations Satisfactory pavement and earthwork performance depends on the quality of construction. Sufficient monitoring of the activities of the contractor is a key part of determining that the work is completed in accordance with the construction drawings and specifications. I recommend that a geotechnical engineer observe general excavation, stripping, fill placement, and sub-grades in addition to base. Subsurface conditions observed during construction should be compared with those encountered during the subsurface explorations. Recognition of changed conditions requires experience. Therefore, qualified personnel should visit the site with sufficient frequency to detect whether subsurface conditions changes significantly from those anticipated. Limitations This report has been prepared for the exclusive use of the addressee, and their architects and engineers for aiding in the design and construction of the proposed development. It is the addressee's responsibility to provide this report to the appropriate design professionals, building officials, and contractors to ensure correct implementation ofthe recommendations. The opinions, comments and conclusions presented in this report were based upon information derived from our literature review, field investigation, and laboratory testing. Conditions between, or beyond, our exploratory borings may vary from those encountered. Unanticipated soil conditions and seasonal soil moisture variations are commonly encountered and cannot be fully determined by merely taking soil samples or soil borings. Such variations may result in changes to our recommendations and may require that additional expenditures be made to attain a properly constructed project. Therefore, some contingency fund is recommended to accommodate such potential extra costs. Ifthere is more than 2years time between the submission of this report and the start of work at the site; if conditions have changed due to natural causes or construction operations at, or adjacent to, the site; or, if the basic project scheme is significantly modified from that assumed, it is recommended this report be reviewed to determine the applicability of the conclusions and recommendations. The work has been conducted in general conformance with the standard of care in the field of geotechnical engineering currently in practice in the Pacific Northwest for projects of this nature and magnitude. No warranty, express or implied, exists on the information presented in this report. By utilizing the design recommendations within this report, the addressee acknowledges and accepts the risks and limitations of development at the site, as outlined within the report. 10 APPENDIX 11 UN l'1 f!O P'l Al E i>fl.RTMENT F' n1 IN l.:1 ~ 1 0 o r;ol .OOI Al . lH~V ~ Y c: LAKE OSW EGO QUAORANQJ..E I OREGON I 7.5 MINUTE SERlES (TOPOGRA~H1 C) tiW .; 4_:qE'OON tlTt' t'l '"Jl!Ar!Jf.lr. f,141 I I ·-. • .- \ i I f 4,;' l ft ~ . SiJ ! ; - ·:- ,. I .. ~ . . : . .. · ·1 ::. ... t;'t... .~ ... ·-~ ~.. "' .. 0 ...... - ~ ..- .. . ~ . - 'j ...... ~ . ~ 01•m ...... --·· a..:;. tJ ;.1)a- ,,.· ~- ...... ~l;.f.. t';; : ~ M•1.ll1J "' , r. • • '' r•,. . - -- -- I:,: - . l'. , _, , 4o ..' j • .. !.' .. , . ' .J ,"' r I I ·::- I ·~ Q jJ· ."!' 1r. : ~. . ~ Tt~lin ,I. ; j • ! ..... ~. ,1: . LAKE OREO . " t'> W ~ Oft ~ G O!'t Cir"' "'5' :,:. .:.1,n11:.Nt;1 4!7 1 :1'7-(l&-l ~--O Z4 I• I .,,., 1 I l%1 ,. 1 11 PHDTDREVl5F O tnA DM1\ 14. a ft J,' !:i.E.E L;..!; ,. ~~· ! 'Ir; ~ii , .. r I 11 I .- - - ...- - .... - -... - ...... ::# .. Figure 1: Subject site location in the SW quarter of the Lake Oswego Topographic Quadrangle 2 1E04BB N.W.114 N.W.114 SEC.4 T.25 R.1E . W.M . CLACKAMAS COUNTY • R20 ' I "'· ' . I ,,. :; .------I ... RS R2'J1 PF Figure 2: Subject site location on the Clackamas County Assessor's Map Figure 3: Approximate boring locations on a 2016 aerial image with proposed partition indicated Infilration Test Results Address: 15131 Thoma Road, Lake Oswego 3/30/2018 By: Wilton Roberts, supervised by Mia Mahedy-Sexton, PE GE Purpose: Infiltration Test Hand Auger HA#4 Depth= 3' Presoak 3/30/18, 8:40 23.3". 16.4"@ 12:40 3/30/18 #1 #2 #3 Time Measurement Time Measurement Time Measurement 12:40 7.8 In. 15:40 5.2 In. 16:40 3.0 In. 15:00 12.5 In. 16:00 9.9 In. 17:00 7.8 In. 15:20 15.4 In. 16:20 11.3 In. 17:20 9.5 In. 15:40 16.1 In. 16:40 13.4 In. 17:40 11.2 In. Rate 8.3 In./Hr 8.2 In./Hr 8.2 In./Hr Soils: 0-6" Topsoil 6"-3' Silty clay Lab Results Page 1of1 Project Name: Thoma Road Sample Date 3/2912018 Moisture Sample number HA#lA HA#lB HA#2 HA#3 1 Date and time in oven 3/29/18 3 :00 PM 3129/18 3:00 PM 3/29/18 3:00 PM 3/29/18 3:00 PM 2 Date and time out of oven 4/2/18 8:00 AM 4/2/18 8:00 AM 4/2/18 8:00 AM 4/2/18 8:00 AM 3 Depth (ft) 2 4 4 2 4 Tare No. 1 2 3 4 5 Tare Mass 232 233 233 230 6 Tare plus sample moist 1133 1169 1205 1107 7 Tare plus sample dry 896 985 985 925 8 Mass of water (g) 237 184 220 182 9 Mass of soil (g) 664 752 752 695 10 Water Content (%) 35.69 24.47 29.26 26.19 Atterberg Limit Test Sample Number: ------HA#l Depth: -----2' Liquid Limit Plastic Limit 1 2 3 1 2 1 Tare No. D#l.1 D#l.2 D#l.3 R#l.1 R#l.2 2 Tare Mass (g) 39.06 39.43 40.01 39.3 40.07 3 Tare Plus Wet Soil (g) 76.88 86.28 84.26 52.94 54.94 4 Tare Plus Dry Soil (g) 67.48 74.57 72.96 49.77 51.46 5 Mass of Water (g) 9.4 11.71 11.3 3.17 3.48 6 Mass of Soil (g) 28.42 35 .14 32.95 10.47 11.39 7 Water Content (g) 33.08 33 .32 34.29 30.28 30.55 8 No. Blows 28 24 18 40 I 39 y =- 2.8371n(x) + 42.4561 R2 =0.9756 ,-. 38 "::.R0 '-'..... 37 =~ ..... 36 =Q u 35 .. ) .....~ 34 - - --'>.. ~= 33 ./ . {.;· 32 31 30 10 Number of Blows (N) 100 60 ..,.------....--.---~---~ gso CH or O ~ Liquid Limit (%) 33.32 ~40 Plastic Limit (%) 30.42 ...... = Plasticity Index (%) 2.91 €30 ~ USCS Classification ML ] 20 =-- 10 MH of OH l 1- 0 10 20 30 40 50 60 70 80 90 100 Liquid Lim.it (LL or wL) HA#1 Surface Elevation: Boring Date: 3/28/18 Boring Location: Lake Oswego, OR ,!.. Drilling Method: Hand Auger Q ML-CL Damp, orange brown to brown, fine grained, medium stiff, I clayey SILT with trace blackened organic materials and roots. ~ 0" c: Pl=3, LL=33 35.7 ML Damp to moist, tan brown, fine grained, medium stiff to stiff, ML ~ SILT. / Damp to dry, tan brown, fine grained, stiff, SILT. Contains micas. 24.5 Boring completed at depth of 4 ft. '-- 7 LOG OF BORING 13151 Thoma Road CIVIL TECH SOFTWARE Plate 1 Surface Elevation: Boring Date: 3/28/18 Boring Location: Lake Oswego, OR Drilling Method: Hand Auger ML Damp, medium brown, SILT with some to trace organics ML-OL Damp-dry, rich dark brown, organic SILT. Old top soil horizon. ML Damp, medium tan brown, fine grained, medium stiff to stiff, SILT. 29.3 Boring completed at depth of 4 ft. 5 6 7 lOG OIF ORI G 131 51 Thoma Road Plate 2 # Surface Elevation: Boring Date: 3/28/18 Boring Location: Lake Oswego, OR Drilling Method: Hand Auger , , < , < , < TP Damp, rich brown, fine grained, organic rich, soft to medium < , < , < < , < , < stiff, Top Soil to organic SILT < , < , < < , < , < < , < , < < , < , < < , < , < <, <, < < , < , < < , < , < < , < , < < , < , < < , < , < <, <, < < , < , < <, < , < <, <, < <, < , < < , < , < < , < , < < , < , < < , < , < 26.2 Boring completed at depth of 2 ft e 8 'ii I 5 6 7 LOG OF BOIFUNG 13151 Thoma Road Plate 3 I ' 1. 11 ! ~ ! . : , t•t I MARY GIERSCH CONSULTING ARBORIST 503.523.6411 ASSIGNMENT To conduct a Limited Visual Tree Assessment for several trees on a development site located at 13151 Thoma Road, Lake Oswego, Oregon, and to provide recommendations. FIELD OBSERVATIONS I visited the property on October Sth, 2017. My observations were limited to what was visible to me from the ground and the condition of the trees and site on the dates and times of my assessments. There are forty-nine (49) trees greater than or equal to 6 inches Diameter-at-Breast (DBH) on or directly adjacent to this site. Seven (7) of the trees are located on the adjacent property. Five (5) of the trees are Dead/Dying. Twenty-two (22) of the trees are Lake Oswego Invasive Species. A Tree Inventory Table is included as an attachment to this report for reference purposes. The following species are represented: • Bigleaf Maple (Acer macrophyllum) • English Hawthorn (Crataegus monogyna) • Apple (Malus domestica) • Sweet Cherry (Prunus avium) • Cherry Plum (Prunus cerasifera) • Laurel (Prunus laurocerasus) • Douglas-fir (Pseudotsuga menziesii) • Oregon White Oak (Quercus garryana) • Black Locust (Robinia pseudoacacia). Development plans for this site have not been presented to me yet. Root Protection Zone (RPZ) distance recommendations will be provided once development plans are available. Please contact me with questions pertaining to this report at 503-523-6411, or [email protected]. Mary Ka Gi rsch ISA Certi ea Arborist PN-6732A Member, American Society of Consulting Arborists EXHIBIT F-6 LU 18-0028 MARY GIERSCH CONSULTING ARBORIST ATTACHMENT A- CERTIFICATION OF PERFORMANCE I, Mary Kay Giersch, certify: o That I have personally inspected the trees and property referred to in this report, and have stated my findings accordingly. The extent of the evaluation is stated in the attached report and the terms of Assignment; o That I have no current or prospective interest in the vegetation or the property that is the subject of this report and have no personal interest or bias with respect to the parties involved; o That the analysis, opinions and conclusions stated herein are my own and are based on current scientific procedures and facts; That my analysis, opinions and conclusions were developed and this report has been prepared according to commonly accepted arboriculture practices; o That no one provided significant professional assistance to me, except as indicated within the report; e That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party nor upon the results if the assignment, the attainment of stipulated results, or the occurrence of any subsequent events; o Any legal description provided to me is assumed to be correct. Titles and ownerships to property are assumed to be good and marketable; o Sketches, drawings and photographs in this report are intended as visual aids and are probably not to scale; o Unless expressed otherwise, information in this report covers only items that were examined and reflects the condition of those items at the time of inspection. The inspection is limited to visual examination of accessible items without laboratory analysis, dissection, excavation, probing or coring, unless otherwise stated; o There is no warranty or guarantee, expressed or implied, that problems or deficiencies of the plants or property may not arise in the future; o Loss or alteration of any part of the report invalidates the entire report. Ownership of the report passes to the client only when all fees have been paid. I further certify that I am an International Society of Arboriculture Certified Arborist (PN-6732.A.) M ARY G I ERSC::: H CO N S U LT IN G ARBOR I ST 16050 SWWaxwingWay, Beaverton, OR 97007 503 523-64 11 ATTAC HM ENT B-- TREE INVENTORY TABLE ..../ ID COMMON NAME BOTANIC NAME DBH'" CONDffiONw TREA1MENT COMMENTS/RPzoi 10180 Bigleaf Maple Acer macrophy/lum 31 Fair 10181 Sweet Cherry Prunus avium 18 Poor LO Invasive Species 10182 Black Locust Robinia pseudoacacia 9 Fair LO Invasive Species 10183 Bigleaf Maple Acer macrophyllum 16 Fair 10184 Laurel Prunus/aurocerasus NIA Fair LO Invasive Species 10186 Oregon White Oak Quercus garryana 38 Fair 10187 Sweet Cherry Prunus avium 20 Poor LO Invasive Species 10188 Sweet Cherry Prunus avium 18 Fair LO Invasive Species 10189 Douglas-fir Pseudotsuga menziesii 28 Fair 10231 Bigleaf Maple Acer macrophyllum 27 Fair 10232 Bigleaf Maple Acer macrophy/lum 12 Dying 10233 Bigleaf Maple Acer macrophyllum 13 Dead Stump Only 10234 Bigleaf Maple Acer macrophyllum 12 Poor 10235 Bigleaf Maple Acer macrophy/lum 12 Dead 10236 Bigleaf Maple Acer macrophyllum 13 Dead 10237 Bigleaf Maple Acer macrophy/lum 21 Fair 10238 Bigleaf Maple Acer macrophy/lum 29 Fair 10239 Bigleaf Maple Acer macrophyllum 17 Fair MARY GIER.SCH CONSULTING ARE30RIST 16050 SW Waxwing Way. Beaverton, OR 97007 503-523-6611 ATTACHMENT B-- TREE INVENTORY TABLE ID COMMON NAME BOTANIC NAME DBH'0 CONDITIONDl TREATMENT COMMENTS/RPZ(l) 10240 Bigleaf Maple Acer macrophyllum 23 Fair 10241 Bigleaf Maple Acer macrophyllum 20 Fair 10242 Bigleaf Maple Acer macrophyllum 36 Fair ON PROPERTY LINE 10244 Bigleaf Maple Acer macrophyllum 30 Fair OFF PROPERTY 10247 Plum Prunus cerasifera 16 Poor 10248 Apple Ma/us domestica 20 Fair 10249 Bigleaf Maple Acer macrophyllum 23 Fair 10250 Bigleaf Maple Acer macrophyllum 34 Fair OFF PROPERTY 10251 Douglas-fir Pseudotsuga menziesii 6 Fair OFF PROPERTY 10252 Bigleaf Maple Acer macrophyllum 17 Fair OFF PROPERTY 10285 Laurel Prunus/aurocerasus NIA LO Invasive Species 10286 Hazelnut Cory/us Americana NIA Shrub, Not Tree 10293 Sweet Cherry Prunus avium 13 Dead 10294 Sweet Cherry Prunus avium 12 Dead 10300 Sweet Cherry Prunus avium 38 Poor LO Invasive Species 10301 Sweet Cherry Prunus avium 14 Poor LO Invasive Species 10302 Sweet Cherry Prunus avium 11 Poor LO Invasive Species 10304 Sweet Cherry Prunus avium 9 Poor LO Invasive Species MARY G I ERSCH CO N SULT IN G ARBOR I S T 16050 SW Waxwing Way, Beaverton, OR 97007 503-523-6411 ATTACHMENT B-- TREE INVENTORY TABLE JD COMMON NAME BOTAN1C NAME DBH111 CONDffiQN lll TREATMENT COMMENTS/RPzti> 10305 Sweet Cherry Prunus avium 11 Poor LO Invasive Species 10306 Sweet Cherry Prunus avium 28 Poor LO Invasive Species 10307 Sweet Cherry Prunus avium 11 Poor LO Invasive Species 10308 Sweet Cherry Prunus avium 23 Poor LO Invasive Species 10309 Sweet Cherry Prunus avium 15 Poor LO Invasive Species 10310 Sweet Cherry Prunus avium 32 Poor LO Invasive Species 10311 Sweet Cherry Prunus avium 11 Poor LO Invasive Species 10312 Sweet Cherry Prunus avium 9 Poor LO Invasive Species 10313 Sweet Cherry Prunus avium 26 Poor LO Invasive Species 10314 Sweet Cherry Prunus avium 11 Poor LO Invasive Species 10315 Sweet Cherry Prunus avium 13 Poor LO Invasive Species 10316 English Hawthorn Crataegus monogyna 8 Fair LO Invasive Species 15024 Bigleaf Maple Acer macrophyllum 17 Fair OFF PROPERTY - ON 15027 Bigleaf Maple Acer macrophyllum 22 Fair ADJACENT PROPERTY SOUTH 15028 Bigleaf Maple Acer macrophyllum 16 Fair (1) DBH =Diameter-at-Breast-Height= measured at 4.5 feet above natural grade (2) Condition = Good, Fair, Poor, Dead (3) RPZ = Root Protection Zone measured in feet in radius from tree trunk Minutes of October 26, 2017, Neighborhood Meeting Renaissance Development Corporation held a neighborhood meeting for the property located at 13151 Thom~ Rd on October 26, 2017. Six property owners attended the meeting. Additionally, some attendees asked if they could write in the names of a few owners who had shown up for the original neighborhood meeting on August 21 (which was cancelled), but could not attend the current meeting. Also, in attendence were Jeff Sh rope (Rana issance Development) and Hamid Pishvaie. Meeting was started by showing the existing conditions map and the site plan. Then the applicant explained the minor land partition process and R-10 zoning requirements and how they affected the site. Opened up the meeting for questions and comments. d Land Use Process - Neighbors expressed concerns about land use process, specifically the expedited process. Response: The applicant explained that both the State and City provided the expedited process as an alternative option for land division applications. The process is what the applicant can choose. The major difference between a regular minor partition application and an expedited application is how the appeals are heard. Size of Lots - The proposed parcels-·are too small (around 9,500 square feet) and not in character with the neighborhood. Response: The property is zoned R-7.5, with a 7,500-square foot minimum lot area requirement. The proposed parcels are substantially larger than t he minimum requirement. Side yard Setbacks - The setbacks at 5-foot minimum with total combined 15 feet are too small, and not in character with the neighborhood. Response: The R-7.5 zoning establishes the minimum setback requirements. Number of lots - The proposed density (three parcels) is too high for the site, and not in character with the neighborhood. It was expressed that if the density was reduced to two parcels, then the neighborhood association would support the project. On the other hand, if density is maintained at the current level, then the association would certainly oppose the application. Response: It was explained that based on the size of the property, R-7.5 zoning would allow up to three oversized parcels on the site. The applicant explained that they were not in a position to discuss corporate finances or other topics that were well beyond the purpose or scope of this meeting. EXHIBIT F-7 LU 18-0028 Case File/Permit No. LU 18-0028 Date: March 30, 2018 To: Debra Andreades, Senior Planner From: Gert Zoutendijk/Fire Marshal Email: [email protected] Phone: 503-699-7 454 Fire Department - Plan Review Comments I have received the information for the project summarized below and completed a review of the submittal on 03/30/2018 . A summary of the review has been provided. Please feel free to contact me directly if you have any questions, comments or concerns regarding this information. Case File/Permit No.: LU 18-0028 Project Location: 13151 Thoma Road, Lake Oswego, OR 97034 Scope of Project: A request for approval of an expedited 3-parcel minor partition. FIRE DEPARTMENT ACCESS A-0001 Fire Department Access Approved Fire department access is adequate for emergency vehicles. WATER FLOW FOR FIRE PROTECTION WS-0003 Hydrant Location Approved Hydrant location with distance and size of the structure is approved. ------WS-0007 Fire Flow Approved Fire flow for fire protection is adequate. EXHIBIT F-8 LU 18-0028 EG EXHIBIT F-9 LU 18-0028 ~R ENAISSANCE rnn;HOMES ~RENAISSANCE mt; AT THOMA ROAD EXISTING CONDITIONS MAP SURVEY NOTES: rH£1£1111C>ll.OATV/J FOllTHIS$l.lll'l-O'ISfJASCDUPONAPOST - PffOC€$SEpCP$$TA11C TAX LOT JSOO, MAP 2 TE 0488 OOS£RVA/JCWATCOtlrRQ..POl/T f4, MllllAH£1IVATIOiOf'SOJ.97',NG \-02 9'0MVIJ. LOCATEDIN THE N.W. 1/4 SECTION 4, T.25., R.1£., WM., m!BltStS/'Fso.RINCS~7JfSSllfflf:YISP0?110HIJl.ICNr$(Qlhlf)NIDHf:WP£R Cf7Y OF LAKE OSHE"GO, CLACKAMAS COUNTY. OREGON ~~~=~RECCROCD LINOCRffl/VAT< SIJRl('YMJiil)CR 2rm-001. RCCOROS or MAY ·28, 2017 SCALE 1"=20' me Pl.IRPOSE OF THIS ~\£1 IS ro RrSa.\£ Al«) ot:retlJWCme PfRYICTUf fl(J(IN()AllY 1 ~=rf~~fr~:.fl :/VIH~:WsAJiO NO W,o.lifU.N"llfSA,Rf"AJJCAS WMllITTRSOf'UllWFWrrrN rm.E. YJOIASMl\OISE r.vLOrn«J POSSCSSWf<.~TCA'n,~UC. {21£04JB} N0111lf:R'C-T"'4SSVPPl./£00R\15lOINIH(;.PRCPAJ?AlKJNOfn.S 11AP. ~f/NGHOUS£ T.vtOT2702 f'(A}(El..SllS.2' (2/COffJIJ) HEJClfT•tJ.8' +/- roJNO J/4 " r~=:i/S·1r~ 'r 1-· 'I .~/ / / t \ j l I ' rfl££ CANOPT#1£A / LEGEND: f./) I Som•S)mbols9'1oommey'"'I D~v~""map 0 U11/JTYNIOU&ffP«C w i;lMCIXIOUSTRff ¢--fl Q II"\ 0 ID n£C111>CM PO'ICRP!DCSfN.. >- 13151 nmMA RO 4 Unnamed f,OJIL01J41)() (21£Q.188) CENTERLINE CONCEPTS LAND SURVEYING, INC. QC. fl(JSnNCllCUSO 19376 MOLALLA AV(., sum ; 120 -~ U:H5·17 P!AXU.529.8' OREGON OTY, OREGON 97045 H£lc;IT•2'11'+/ - PHON( 503.650.0188 FAX 503.650.0189 -~ E.PHEIL . - ROIE~OECE)l8f.RJ1.20!7 Plct/'"'1:11:\PRCJ..£CTS\Rf:NAJSS:N October 3, 2017 NOTICE OF NEIGHBORHOOD MEETING Renaissance Development Corporation is interested in purchasing the property located at 13151 Thoma Road. We intend to divide the property into three large parcels for the purpose of constructing three new single family homes. Prior to applying to the City of Lake Oswego for the necessary permits, I w6uld like to discuss the proposal in more detail with the members of the recognized neighborhood associations and adjacent recognized neighborhood associations and surrounding property owners and residents. Per the requirements of LOC Chapter 50.07.003.1.'f, you are invited to attend a meeting on: Date: October 26, 2017 Time: 6:00 pm Location: Renaissance Homes at 16771 Boones Ferry Road Please note that this will be an informal meeting on preliminary development plans. These plans may be altered prior to submittal of the application to the City. We look forward to more specifically discussing the proposal with you. If you have any questions, please contact me at 503-636-5600 or at [email protected] Regards, Jeff Shrope, Director of Acquisition and Development AFFIDAVIT OF MAILING STA TE OF OREGON SS County of Clackamas) I, --~--'~e..._f._f_S_"'_~_"""~\X______, being duly sworn, depose and say that on __O_ Jv_.·_b__ 3~_ ·zo_·_. 1_7______, I caused to have mailed to each of the persons on the attached list a notice of a meeting to discuss a proposed development at _\_:;_,_s_·~_l _T'~lv~~~-~12e,~.J)=' ~--+-j l,.._,O_. _, a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office with postage prepaid thereon. Pre-App. No.: ______OFFICIAL STAMP HANNAH RAE DUNNING NOTARY PUBLIC-OREGON COMMISSION NO. 928594 MY COMMISSION EXPIRES MAY 14, 2018 L:\NH-Assoc\Neighborhood Noticing Requirements\NhMeeting Requirements-Forms 04-03-13.DOC Page 4 Revised: 04/03/13 Name of applicant \Ze.ill._,1,.. 9-X.t.Vl(...< (.,.J·~ ti~Ffre -App . No. PA \7, cti32- Subject Property: Tax Lot{s) __·3_ ·_s_co'-• ------,,,.- Tax Map(s) Z. i e Dtf i38 Address or General Location: __i '-S_ i S_.~_, _T_kc_m_c.~1 __~__ J}__ AFFIDAVIT OF POSTING NOTIC E 1 I, ____J~ df_. __· ·_5_· -~-i,....-~-----· do swear or affirm that I am (represent) the party initiating interest in a proposed -----~___ \ _ 0_+__ ?._ 0 _v-_.\-_,' _·ln_h'Y\_· ______affecting the land located at 0 _ ___,\'-?"'--l _S'_\__ \_ ~~· -~--~-l -"'-• ______, and that pursuant to LOC 50.07.003.1.f, did on the __.3_ __ day of _ __,,,(9"-=u'-~-'-"--~-~------· 2o_l]__ personally post the notice indicating that the site may be proposed for a ___N_ ~_· _1 ~_...... __ l:>._ ~_.... _ v_.\-_,_' ·-~-·').yo.._____ application. The sign was posted at--~--·~-· _M_· i..~,~_;_.=:__...,;,-,__f:_,_· _j)w.___~f-· _ k_;_. +---- (state location on property) I Subscribed and sworn to, or affirmed, before me this~------ OFFICIAL STAMP · , ~ HANNAH RAE DUNNING NOTARY PUBLIC-OREGON COMMISSION NO. 928594 MY COMMISSION EXPIRES MAY 14, 2018 L:\NH-Assoc\Neighborhood Noticing Requirements\NhMeeting Requirements-Forms 04-03-13.DOC Page 3 Revised : 04/03/13 ru rn u; <:{'.) ...a ...LI cQ cO ,-• ...LI ...LI •·-::.1 cQ cQ Certified Mail Fee$ ,.. •.•··". "c:''l)~.Q ,6 Certified Mail Fee ,. 7 7r 7 7 l"' I ll\ol a ,,., ...,1 ~ $ "'. "'~' r.::'O \f E :J1;l'1-. cO Extra Services & Fees (check box, add te ~ afiwfriate) .' · 'v.,...., r'.: ··"" .9 ~ 1$: EJ.1ra Services & Fees l!>f• nn 1 (check box, add f••£t•M?ofiriate) I 0 Return Receipt (hardcopy) $ LI • 1...1 &..: 0:~ · ...... -~ ··~ Return Receipt (hardcopy) $ _I Cl - ... ! \,...,, Cl I D ,'! •I! Cl 0 Return Receipt (electronic) $ $11 c h!I i "'-;.' Postmarl< \~ \ Cl D Return Receipt (electronic) $ __$.IUIJJ_._ Cl Ocertified Mall Restncted Delivery $ _$1) • (1(1 f, ";/ Ci ·3· 1~lJ )Ln j Cl D Certified Mail Restricted Deliver} $ -.Jf.;Oa 00 Cl Cl O Adult Signature Required _ $ -iif.1.-oo-+ .. J\ Q j :' I1 0Adu lt Signature Required $ --'.li fl 1)(1 11 D Adult Signature Restricted Delivery $ ' \ . J O Adult Signature Restricted Delivery $ · .. .. Cl ..=! Postaga ~ Postage $0.49 \ ~0'7iJ3Z~~(J./ Cl rn ...... __ ..:;:._::...,,- ·· rn ...a ...LI ..=! .-=! Cl CJ I"'- I"- U1 ::r ...a co ...a co Certified Mail Fea $ '3 l"' 11 35 cQ $ EXira Services & Fees (check box, add fae,c fj'P!j'ffi' iate) 0 Return Receipt (hardcopy) $ .., • • • J CJ Cl CJ I D Return Receipt (electronic) $ $1~1 OQ Cl CJ D Certified Mali Restricted Delivery $ ---. Cl Cl Cl Cl CJ .-=! Cl rn Total Postage and Foes .... <>1 $ :1>,;, • O't ...LI ..=! CJ I"'- Thoma Road Neighborhood Meeting sign=in sheet Location: 16771 Boones Ferry Road Date: October 26, Time: 6pm 2017 Narl}e Email Address Phone # 1"(1·· ·. .. t::._3z?>B . . 1 ,,· > .· ~ ...... : .. . . . , ...... : . . .. '::::. --::. //~/-nc~)· ..··· · ol-G~·. ./(~«1/o?~~eaorc.;~ /2ib1>t-(/r- ,~ ·.·· · .·: ·· · -9=>->~..J~7"' 2723 : ~:it~~r{JAIJ~~:l+f0<~9//!tii~~~~l:r!i~l~~~Cl',·~O?!~J;J,7;~ 4 b~ll/JV/~ l--f£rJIJf1t5vf1./ cl-LUA~?i t()com0fl-5J; N£T J 7J :@t~ ~~K:.~~ .·..··~~~l3~;~\3lG'A~~~ ·\&wo~~;~~~~~~6) 7 7 lJ . · f 1k t ... ·.·. · h A ~ --' · · ·· · 1. ~ : j~tt.·.·...:_ . .~ '";")>1~. 'cJ""-~·~ _l-,,S-6VVL .· g>3-~:S-::,D'f'5 ~S.::1· · ··f!'0RL$f>N.-·· ~Cr4.N X J2_ 10 ~ I~a. ..~ ~ u-u:::J 11 r 1'/r;. . /G 12 - - ..J N1\J t e:- JV\ i? A . au-.. .7 13 , · · j;. · ./1 fr . ~-r. H· ~' ~I~ . 14 ~ 15 16 17 18 19 zo _. (J1_. <.o ~ 181.37' THOMA ROAD (J) RENAISSANCE HOMES c Cf) ::i =i ::i m iJ -0 _.I 3 16771 BOONES FERRY ROAD CD s;;: a. z LAKE OSWEGO, OR 97035 P: (503) 636-5600 F: (503)635-8400 COPYRIGHT C RENAISSANCE HOMES, PHONE: (5G3J 636-5600 •iB! ,,~ i RENAISSANCE HOMES ::r:~ c en Qt"rl :J =i en :J m :;::z -0 Ill tn:'.: I 3 16771 BOONES FERRY ROAD (..) ~ "~ "'"'V> z LAKE OSWEGO, OR 97035 ;i> ~ z ~ ~9- P: (503) 636-5600 F: (503)635-8400 COPYRIGHT C RENAISSANCE HOMES, PHONE: (503) 636-5600 n ~ ~~~ ['Il RENAISSANCE 16771 Boones Ferry Road DEVFJ.Ol'MINI OOPJ'OAAI10 N Lake Oswego, OR. 97035 Phone: (503) 636-5600 Fax: (503) 496-0608 September 20, 2017 Scott Bullard, Co-Chair Forest Highlands Neighborhood Association 14130 Taylors Crest Lane Lake Oswego, OR 97035 RE: Neighborhood Meeting [PA 17-0032] Dear Mr. Bullard, Renaissance Development Corporation is interested in purchasing the property located at 13151 Thoma Road. Our objective is to divide the property into three parcels in order to construct three new single family dwellings. We are re-noticing the Neighborhood Associations and Officers due to the last meeting being cancelled on September 19, 2017. We apologize for any inconvenience this might have caused. The City code requires that we hold a neighborhood meeting prior to filing the minor partition application with the City. The purpose of this meeting is to introduce the project to the affected neighborhood associations and property owners, and to solicit comments from public. We have identified three dates and times for your review and consideration, as required by LOC 50.07.003.1.f, below. Please choose the date and time that you believe works best for your association. As you are aware, you need to make a decision within seven days of the date of this letter. Thursday, October 19 12 at 6:00 pm Tuesday, October 24 at 6:00 pm Thursday, October 26 at 6:00 pm Pf ease note the meeting will be held at the offices of Renaissance Homes located at 16n1 Boones Ferry Road. Thank you and I look forward to hearing from you soon. Regards, Jeff Shrope, Director of Acquisition and Development RENAISSANCE 16771 Boones Ferry Road DEVELOPMENT CORPORAllON Lake Oswego, OR. 97035 Phone: (503) 636-5600 Fax: (503) 496-0608 October 3, 2017 Jim Morton PO Box 130 Lake Oswego, OR 97034 RE: Neighborhood Meeting [PA 17-0032] Dear Mr. Morton, Renaissance Development Corporation is interested in purchasing the property located at 13151 Thoma Road. We intend to divide the property into three parcels for the purpose of constructing three new single family homes. We are re-noticing the Neighborhood Associations and Officers due to the last meeting being cancelled on September 19, 2017. We apologize for any inconvenience this might have caused. You are invited to attend a meeting, along with surrounding property owners/residents, to discuss the proposal in more detail, per the requirements of LOC Chapter 50.07.003.1.f. The meeting information is provided, below: Date: Thursday, October 26, 2017 Time: 6:00 pm Location: Renaissance Homes at 16771 Boones Ferry Road If you have any questions, please contact me at (503) 636-5600. Regards, Jeff Shrope, Director of Acquisition and Development RENAISSANCE 16771 Boones Ferry Road OEVELOPME'.h''T CORPOR/JION Lake Oswego, OR. 97035 Phone: (503) 636-5600 Fax: (503) 496-0608 October 3, 2017 Matt Palmer, Chair Mountain Park NA 2 Eagle Crest Dr Lake Oswego, OR 97035 RE: Neighborhood Meeting [PA 17-0032] Dear Mr. Palmer, Renaissance Development Corporation is interested in purchasing the property located at 13151 Thoma Road. We intend to divide the property into three parcels for the purpose of constructing three new single family homes. We are re-noticing the Neighborhood Associations and Officers due to the last meeting being cancelled on September 19, 2017. We apologize for any inconvenience this might have caused. You are invited to attend a meeting, along with surrounding property owners/residents, to discuss the proposal in more detail, per the requirements of LOC Chapter 50.07.003.1.f. The meeting information is provided, below: Date: Thursday, October 26, 2017 Time: 6:00 pm Location: Renaissance Homes at 16771 Boones Ferry Road If you have any questions, please contact me at (503) 636-5600. Regards, -@ db ) Jeff Shrope, Director of Acquisition and Development October 30, 2017 Bob Ervin, Chair Uplands NA 2240 Prestwick Rd Lake Oswego, OR 97034 RE: Neighborhood Meeting [PA 17-0032] Dear Mr. Ervin, Renaissance Development Corporation held a neighborhood meeting on October 26, 2017, as required by LOC Chapter 50.07.003.1.f. Attached please find the minutes of that meeting. Please review and provide any comments you might have within 14 days from the date of this letter. If you have any questions, please contact me at (503) 636-5600, or email me at [email protected]. Regards, Jeff Sh rope, Director of Acquisition and Development October 30, 2017 Carol lhlenburg, Chair North Shore/Country Club District NA 1440 Chandler Rd Lake Oswego, OR 97034 RE: Neighborhood Meeting [PA 17-0032] Dear Ms. lhlenburg, Renaissance Development Corporation held a neighborhood meeting on October 26, 2017, as required by LOC Chapter 50.07.003.1.f. Attached please find the minutes of that meeting. Please review and provide any comments you might have within 14 days from the date of this letter. If you have any questions, please contact me at (503) 636-5600, or email me at [email protected]. Regards, Jeff Sh rope, Director of Acquisition and Development October 30, 2017 Matt Palmer, Chair Mountain Park NA 2 Eagle Crest Dr Lake Oswego, OR 97035 RE: Neighborhood Meeting [PA 17-0032] Dear Mr. Palmer, Renaissance Development Corporation held a neighborhood meeting on October 26, 2017, as required by LOC Chapter 50.07.003.1.f. Attached please find the minutes of that meeting. Please review and provide any comments you might have within 14 days from the date of this letter. If you have any questions, please contact me at (503) 636-5600, or email me at [email protected]. Regards, Jeff Sh rope, Director of Acquisition and Development October 30, 2017 Scott Bullard, Co-Chair Forest Highlands NA 14130 Taylors Crest Lane Lake Oswego, OR 97035 RE: Neighborhood Meeting [PA 17-0032] Dear Mr. Bullard, Renaissance Development Corporation held a neighborhood meeting on October 26, 2017, as required by LOC Chapter 50.07.003.1.f. Attached please find the minutes of that meeting. Please review and provide any comments you might have within 14 days from the date of this letter. If you have any questions, please contact me at (503) 636-5600, or email me at [email protected]. Regards, Jeff Sh rope, Director of Acquisition and Development October 30, 2017 Carole Ockert, Chair First Addition Neighbors/Forest Hills NA 910 Cumberland Rd Lake Oswego, OR 97034 RE: Neighborhood Meeting [PA 17-0032] Dear Ms. Ockert, Renaissance Development Corporation held a neighborhood meeting on October 26, 2017, as required by LOC Chapter 50.07.003.1.f. Attached please find the minutes of that meeting. Please review and provide any comments you might have within 14 days from the date of this letter. If you have any questions, please contact me at (503} 636-5600, or email me at [email protected]. Regards, Jeff Sh rope, Director of Acquisition and Development Minutes of October 26, 2017, Neighborhood Meeting Renaissance Development Corporation held a neighborhood meeting for the property located at 13151 Thoma Rd on October 26, 2017. Six property owners attended the meeting. Additionally, some attendees asked if they could write in the names of a few owners who had shown up for the original neighborhood meeting on August 21 (which was cancelled), but could not attend the current meeting. Also, in attendence were Jeff Sh rope (Ranaissance Development) and Ham id Pishvaie. Meeting was started by showing the existing conditions map and the site plan. Then the applicant explained the minor land partition process and R-10 zoning requirements and how they affected the site. Opened up the meeting for questions and comments. ~ l and Use Process - Neighbors expressed concerns about land use process, specifically the expedited process. Response: The applicant explained that both the State and City provided the expedited process as an alternative option for land division applications. The process is what the applicant can choose. The major difference between a regular minor partition application and an expedited application is how the appeals are heard. Size of lots - The proposed parcels··are too small (around 9,500 square feet) and not in character with the neighborhood. Response: The property is zoned R-7.5, with a 7,500-square foot minimum lot area requirement. The proposed parcels are substantially larger than the minimum requirement. Side yard Setbacks - The setbacks at 5-foot minimum with total combined 15 feet are too small, and not in character with the neighborhood. Response : The R-7 .5 zoning establishes the minimum setback requirements. Number of lots - The proposed density (three parcels) is too high for the site, and not in character with the neighborhood. It was expressed that if the density was reduced to two parcels, then the neighborhood association would support the project. On the other hand, if density is maintained at the current level, then the association would certainly oppose the application. Response: It was explained that based on the size of the property, R-7 .5 zoning would allow up to three oversized parcels on the site. The applicant explained that they were not in a position to discuss corporate finances or other topics that were well beyond the purpose or scope of this meeting. J r-v~ • """\., L-C(,,;LGA.-- '-"'dV-~ - ~ u ~ Q.vtS.>C.:::. CA.YV "" """" I>' > I / Parcelld TaxAcctNum OwnerNm SiteAddr SiteCity SiteState SiteZIP OwnerAddr OwnerCityNm OwnerState Owner ZIP Acres LotSgFt 00201383 21E04BB01900 Peter & Karen Stroud 12831 SW Alto Park Rd Lake Oswe_go OR 97034 12831 SW Alto Park Rd Lake Oswego OR 97034 0.9085 39574 00201392 21E04BB02000 Gwen Simpson 12850 Alto Park Rd Lake Oswego OR 97034 12850 Alto Park Rd Lake Oswego OR 97034 0.2915 12698 00201409 21E04BB02100 Kevin Hanna 13010 Knaus Rd Lake Oswego OR 97034 13010 SW Knaus Rd Lake Oswego OR 97034 0.2915 12698 00201418 21E04BB02200 Frederick Mark 13000 SW Knaus Rd Lake Osweg_o OR 97034 4916 Jackson St Unit B Houston TX 77004 0.2915 12698 00201427 21E04BB02300 Richard Lance Knight 2405 SW Knaus Rd Lake Oswego OR 97034 2405 SW Knaus Rd Lake Oswe~o OR 97034 0.307 13373 00201445 21E04BB02500 Thomas Paul Timberg 2441 SW Knaus Rd Lake Oswego OR 97034 2441 SW Knaus Rd Lake Osweg_o OR 97034 0.6087 26515 00201454 21E04BB02600 John Thomas Tenneson 13041 Thoma Rd Lake Oswego OR 97034 13041 Thoma Rd Lake Oswego OR 97034 0.3515 15311 - 00201463 21E04BB02700 Massoud & Farimah Az_~handi 12962 Knaus Rd Lake Oswego OR 97034 12962 Knaus Rd Lake Oswego OR 97034 0.3547 15451 00201472 21E04BB02800 Nathan Sheppard 13050 Boones Ferrx Rd Lake Oswe~o OR 97035 2600 N Farra~utSt Portland OR 97217 0.3561 15512 00201481 21E04BB02900 Rain Eag!e Ventures Ltd 13064 Boones Ferry Rd Lake Oswe~oOR 97035 2105 8 St Columbia City OR 97018 0.3742 16300 00201490 21E04BB03000 Barbara Diane Sells 13070 Boones Ferry_Rd Lake Oswego OR 97035 13070 SW Boones Ferry Rd Lake Oswego OR 97035 0.5793 2S234 00201506 21E04BB03100 Brett Ross 13100 Boones Ferry Rd Lake Oswego OR 97035 13100 Boones Ferry Rd Lake Oswego OR 97035 0.6388 27826 00201515 21E04BB03200 Joanne Olsen 13197 Thoma Rd Lake Oswego OR 97034 13197 Thoma Rd Lake Oswego OR 97034 0.3792 16518 00201524 21E04BB03300 Cameron Johnson 13131 SW Thoma Rd Lake Oswego OR 97034 13131 SW Thoma Rd Lake Oswego OR 97034 0.3674 16004 00201542 21E04BB03400 Nancy Schindler 13175 SW Thoma Rd Lake Oswego OR 97034 13175 SW Thoma Rd Lake Oswe~o OR 97034 0.3531 15381 00201560 21E04BB03600 Timothy & Sonja Dozois 13040 SW Thoma Rd Lake Oswego OR 97034 13040 SW Thoma Rd Lake Oswe_go OR 97034 0.5011 21828 00201579 21E04BB03700 Mark Puhlman 13120 Thoma Rd Lake Oswego OR 97034 13120 SW Thoma Rd Lake Oswego OR 97034 0.5 21780 00201588 21E04BB03800 Brent & Kristen Benkstein 13156 Thoma Rd Lake Osweg_o OR 97034 19175 Rebecca Ln Lake Oswego OR 97035 0.282 12284 00201597 21E04BB03900 Samuel Taylor IV 13170 SW Thoma Rd Lake Oswe_g_o OR 97034 Pmb 236 3 Monroe Pkw_y_Ste P Lake Oswego OR 97035 0.4617 20112 00201604 21E04BB04000 Mary Margaret Weibel 13220 SW Thoma Rd Lake Oswego OR 97034 13220 SW Thoma Rd Lake Osw~go OR 97034 0.4488 19550 00201613 21E04BB04100 Martin & Karol Gardner 13238 SW Thoma Rd Lake Oswego OR 97034 13238 SW Thoma Rd Lake Oswego OR 97034 0.6801 29625 00201622 21E04BB04200 Dennis Henderson 13298 SW Thoma Rd Lake Oswego OR 97034 13298 Thoma Rd Lake Oswego OR 97034 0.702 30579 00201631 21E04BB04300 Renaissance Custom Homes LLC 13132 Thoma Rd Lake Oswego OR 97035 16771 Boones Ferry Rd Lake Oswego OR 97035 1.43 62291 - 00201640 21E04BB04400 Thomas & Colleen Huber 13012 Knaus Rd Lake Oswego OR 97034 13012 Knaus Rd Lake Oswego OR 97034 0.4768 20769 00201677 21E04BB04700 Allan & Cheryl Engel meyer 2254 SW Knaus Rd Lake Oswego OR 97034 2254 SW Knaus Rd Lake Oswego OR 97034 1.7423 75895 00201819 21E04BB06100 Wi lliam Jackson 13363 SW Goodall Rd Lake Oswego OR 97034 13363 SW Goodall Rd Lake Oswego OR 97034 2.0359 88684 00201917 21E04BC01000 Daniel Wilkens 13200 SW Thoma Rd Lake Oswego OR 97034 13200 SW Thoma Rd Lake Oswe_~o OR 97034 0.7901 34417 -- 00201926 21E04BC01100 Aaron & Grace Wadell 13180 SW Thoma Rd Lake Oswego OR 97034 13180 SW Thoma Rd Lake Oswego OR 97034 0.744 32409 00201935 21E04BC01200 Stephen & Lauren Popp 13199 SW Thoma Rd Lake Oswego OR 97034 13199 SW Thoma Rd Lake Oswego OR 97034 0.5203 22664 00201944 21E04BC01300 Damon Petticord 13379 SW Thoma Rd Lake Oswego OR 97034 .13379 SW Thoma Rd Lake Oswego OR 97034 0.2972 12946 00205334 21E05AA00300 Green Valley Glen LLC 4 Monroe Pkwy Lake Oswego OR 97035 11560 SW 67th Ave Tigard OR 97223 0.9903 43137 00205343 21E05AA00400 Medallion LLC 2 Monroe Pkw)' Lake Osweg_o OR 97035 2 Monroe Pkwy Lake Oswego OR 97035 0.5144 22407 00205352 21E05AA00500 Lake Grove Water Dist 13001 Boones Ferry Rd Lake Oswego OR 97035 PO Box 1173 Lake Oswego OR 97035 1.44 62726 00206128 21E05AA02000 Greenridge Estates Property LLC Lake Oswego OR 97035 801 Broad St Ste 200 Chattanooga TN 37402 0.5349 23300 00206137 21E05AA02001 Mt Park Investors LLC 4 Greenridge Dr Lake Oswego OR 97035 4 Greenridge Dr Lake Oswego OR 97035 2.3503 102379 00208634 21E05AD00100 Brian Con ry 13282 Boones Ferry Rd Lake Oswego OR 97035 13282 Boones Ferry Rd Lake Oswego OR 97035 0.39 16988 00208652 21E05AD00303 Hsc Real Estate Inc 200 Greenridge Dr Lake Oswego OR 97035 1125 NW Couch St Ste 450 Portland OR 97209 9.3001 40~i112 01687838 21E05AA02100 Park Home Owners Mountain Lake Oswego OR 97035 2 Mt Jefferson Ter Lake Oswego OR 97035 1.744-- 75969 01836767 21E04BB00701 Zh uang Feng 13017 Knaus Rd Lake Oswego OR 97034 13017 Knaus Rd Lake Oswego OR 97034 0.3985 17359 01847684 21E05AD00101 Gregory & Susan Slater 13324 Boones Ferry Rd Lake Oswego OR 97035 13324 Boones Ferry Ln Lake Oswego OR 97035 0.45 19602 05013662 21E04BB02701 Guity Mosaffa 12986 Knaus Rd Lake Oswego OR 97034 12986 Knaus Rd Lake Oswego OR 97034 0.2261 9849 05013663 21E04BB02702 Donald & Sidney Clarke 12974 Knaus Rd Lake Oswego OR 97034 12974 Knaus Rd Lake Oswego OR 97034 0.221 9627 05014058 21E04BB90000 Jim Morton 12896 Boones Ferry Rd Lake Oswego OR 97035 PO Box 130 Lake Oswego OR 97034 1.4728 64155 --·· 05014069 21E04BB90111 Michael Molloy 12868 Boones Ferry Rd Unit 111 Lake Oswego OR 97035 12868 Boones Ferry Rd Lake Oswego OR 97035 0.0184 802 05014070 21E04BB90112 Joyce Brors 12866 Boones Ferry Rd Unit 112 Lake Oswego OR 97035 12866 Boones Ferry Rd Lake Oswe_go OR 97035 0.0188 819 05014071 21E04BB90113 Mark Sumner 12864 Boones Ferry Rd Unit 113 Lake Oswego OR 97035 12864 Boones Ferry Rd Lake Oswego OR 97035 0.0181 788 05014072 21E04BB90114 Phillip Ramirez 12862 Boones Ferry Rd Unit 114 Lake Oswego OR 97035 1099 Mount Lowe Dr Altadena CA 91001 0.0184 802 05014075 21E04BB90117 Sandra Hirotsu 12844 Boones Ferry Rd Unit 117 Lake Oswego OR 97035 12844 Boones Ferry Rd Lake Oswego OR 97035 0.0184 802 05014076 21E04BB90118 Robert Matthew Ferraro 12842 Boones Ferry Rd Unit 118 Lake Oswego OR 97035 12842 Boones Ferry Rd Lake Oswego OR 97035 0.0184 802 05029619 21E04BB04401 Mark & Magdalena Walen 2322 Knaus Rd Lake Oswego OR 97034 2322 Knaus Rd Lake Oswego OR 97034 0.48 20909 i I~ I '! t I ·------/-!I/ ;J B ;- ~ ~~ -t- ···~:: ~ t--0 ---!--/ ______:I ~ J .l- -1-( I lIYrJ I 1-1 Kna us Rd-l;w IC Hd-Kn a us D ... --r---..r--,naus R. d-sW Kn " r-----,___ .-...,._:~~~~u::s:_:IR::d~-:; SW Kn dll s 0 I l I I 't:: 1-1 .1 ~ ..~~~~-L~~..1.-~_J 0 B I - - -- -.- ) I \ I I I 1- I ~ · - - - -- L r- - \ I l I I --i-----"'---- I I I \ __ )_ _,_ I --,- Radius Map This map/plat is being furnished as an aid in locating the herein described land in relation to adjoining streets, natural boundaries and other land, and is not a survey of the land depicted. Except to the extent a policy of title insurance is expressly modified by endorsement, if any, the company does not insure dimensions, distances, location of easements, acreage or other matters shown thereon. CERTIFICATE OF MAILING STATE OF OREGON ) County of Clackamas ) !,Janice Bader, declare that I am the secretary of the Planning Department of the City of Lake Oswego, Oregon, a municipal corporation, and that on May 25, 2018, I caused to have mailed to each of the persons on the attached list a Notice of Application for LU 18-0028 a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelope plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office at Lake Oswego, Oregon with postage prepaid thereon. Janice Bader /s/ Janice Bader Administrative Assistant Current Planning NOTICE OF EXPEDITED LAND DIVISION APPLICATION (ORS 197.360-197.380) File No.: LU 18-0028 Date of Notice: May 25, 2018 Applicant/Owner: Denise Fricke Location of Property: 13151 Thoma Road (21E04BB03500) Description of Proposed Development: The applicant is requesting approval of an expedited minor land partition to divide the property into three parcels. Parcel 1 will be approximately 10,263 sq ft., Parcel 2 will be approximately 8,362 sq. ft. and Parcel 3 will be approximately 8,627 sq. ft. All three lots will have frontage on Thoma Road . Six trees are proposed for removal to accommodate the project. Applicable Approval Criteria: Please see attached list. Description of Process: This application is being processed through the expedited land division procedure adopted by the 1995 Legislative Assembley and mandated upon cities and counties. ORS 197.360-197.380 prohibits public hearings on the application, either directly upon the application or on appeal to the Development Review Commission, Planning Commission, or City Council. A decision on the application will be made by staff. Any person may submit written comments or testimony regarding the application. Issues that may provide the basis for an appeal to.the referee must be raised in writing prior to the expiration of the comment period; and must be raised with sufficient specificity to enable the local government to respond to the issue. In order to be considered and become part of the record, such comments or testimony must be submitted in writing and must be received by 5:00 p.m. on June 8, 2018, at the following address: Planning & Building Services Department City of Lake Oswego P.O. Box 369 380 "A" Avenue Lake Oswego, OR 97034 Phone: (503) 635-0290 How to Obtain Fu rther Information: The applicable approval criteria and all evidence relied on by the applicant are available for review at the above address, and copies may be obtained at cost. The City staff person assigned to this application is Debra Andreades, Senior Planner, phone: 503-635- 0290, email: [email protected] [over] APPLICABLE REGULATIONS (The Lake Oswego Community Development Code and other code sections may be reviewed online at: www.lakeoswego.city/code, or is also available at the City Library and Lake Oswego Planning & Building Services Department.) A. City of Lake Oswego Community Development Code (LOC C.hapter SO): LOC S0.03.002.2 Residential Use Table LOC S0.04.001.1 Residential Low Density Zones Dimensional Standards LOC SO.OS.012 Uplands R-10 Overlay District LOC S0.06.001.2 - 4 Building Design LOC S0.06.002 Parking LOC S0.06.003.1 Access/ Access Lanes LOC S0.06.003.2 On-Site Circulation-Driveways and Fire Access Roads LOC S0.06.004.1 Landscaping, Screening and Buffering LOC S0.06.004.3 Lighting LOC S0.06.006.2 Hillside Protection LOC S0.06.006.3 Stormwater Management Standards LOC S7.06.007.1 Solar Access LOC S0.06.008.1-S0.06.008.6 Utility Standard LOC S0.07.003.1 Application Procedures LOC S0 .07.003.S Conditions on Development LOC S0.07.003.6 Effect of Decision LOC S0.07.003.14 Minor Development Decisions B. City of Lake Oswego Utility Code [LOC Chapter 38] : LOC 38 .2S Stormwater Management Code C. City of Lake Oswego Streets and Sidewalks Code [LOC Chapter 42] : LOC 42 .03.130 Sight Distance at Roadway Intersections, Private Streets and Driveways LOC 42.08.400-42.08.470 Streets and Sidewalks D. City of Lake Oswego Tree Code [LOC Chapter SS]: LOC 5S .02.010 - SS.02 .080 Tree Removal LOC 5S.02.084 Mitigation Requirements E. State Statutes: ORS 197.360 Expedited Land Division Defined ORS 197.36S Application for Expedited Land Division; Notice Requirements; Procedure ORS 197.37S Appeal of Expedited Land Division 21E0488 N.W.1/4 N.W.1/4 SEC.4 T.2S. R.1 E. W.M. ~ ~ CLACKAMAS COUNTY > ~1 33 '~ 1" = 100' D.L.C. JOSIAH FRANKLIN NO. 43 Cancelled Taxlots ,,,.'" .,,'" "'"1491 "1700"" R20 """ 7-17 "370"'1 """1381 .:I .. PARCEL 1 j PAACeli i-;:;-~EL'!! ...... , I ...~ >~ l ~mi-s,~iimm~~~m im! ~q_ ___ ----~ • ...... d ""' 8-02 801 ' 500 "'[ r£ _ _ _ 1!!!!._ .. """ Ac ""'' 0.31 . ",,,,.!0.32Ae. I'- .;i.,'(.. '"" -- Parcel Boundary PARCEL 2 o«:S ?i"'' cc-."' ---- · Prtvate Road ROW 30127 --....R20 \AJ - - - Hlstorleal Boundary ~~ Railroad Centertlne 2100 -··~/- ,,,2200'.. •• ~ ~ ,1mo :~~" r ""' ~ TaxCodeLlnes , ;-I Map Index Waterl..lnes O 0 Land Use Zoning (/,I'// ,.,,..,.,.~Plats ~ Water 0 Comer -- Section Comer --1116thllne -- Govt lot Line ---· OlCLlne ----· Meander Line - - • PLSS Section Line @ Hlstortc Corridor 40' @ Historic Conidor 20' 3800 0211AC.---- ft15' ?. /J ~ r' ~4.; - 31 -~~ b-,~~-· PARCEL2 ~',; ' \\\.\y'JL:'...:.-""'-+---+-c."CC".,.--,( ~ ( 115600 ~ Y'• I "" 1 aIi ~~(J . ~ • /. •n fiii · • •·• \n.~·'° K "'- ' 111 ~- I. 30 6000,,.., THIS MAP IS FOR ASSESSMENT PURPO~ESONLY I + 2 1 E 04813 PARTITION PLAT NO. 2018- PARCEL 1 PARCEL J LOT 27 PARTITION PLAT "FOREST HILLS ACRES" 20' 20' A REPLA T OF LOT 9, " THOMA ACRE TRACTS" {Pl.AT NO. 615) LOCATED IN THE N.W. 1/ 4 SECnON 4, T.2S., R.1£., W.M., NO. (PLAT NO. 598) 2006-016 CITY OF LAKE OSllE'GO, CLACKAMAS COUNTY. OREGON DOCUMENT NO. DECEMBER 1, 2017 SCALE 1"=20' 2001-068410 Pl.ANNING FILE NO. "E" LOT 1 SHEET 1 OF 2 ~~ON ~/B"IR "C" - .,~- ro~•~ \ 69.9J'(69.BB'(P2)) \ B•.97'(B2.00'(5'XP2)) /~7""•.OO' LEGEND: r Cl sn 5/8. ;I( .Jo· IRON ROO W/ R£D '4J.BJ' - d06 PL.AS11C CAP MARK[D ·c[NT£RUN£ CONCEPTS• ...... s 89"5roa · £ (S 89'56'16. £ 151.BB(P2}) (152.25'(PI)) 151.90' _. I ON 2018 • SCT 1.17" COPPER DISC (BERNTSEN BPI) I MARKED • • ------T ------,, ON 2018 e FOUND ltlONUltlENT AS NOTED 20' 20 · LOT 2 PARCEL 1 I (} • RECORD OISTANCH 4' 8£ARJNCS 10,263 S.F. IR • IRON ROD IP • IRON PIP£ "THOMA FD - FOUND W/ ,,. 1+17H \'PC ,,.. ~HOW PLAST1C CAP ACRE S,F. ... SQUARE FITT LOT 11 OOCUl+IENT NO. R/W • R/Gtlr OF WAY 2010-009596 TRACTS" PDE • PUBLIC DRAINAGE £A5£M&JT SN • SURVEY NUMBER CU.CK.AMAS COUNTY B.oo· ST!?ar oCOtCAnOlr/ (PLAT NO. 615) T,-«So s.r. SUR!t£YDR'S OFFICE SI • SN 1T890 52 • SN 200-f-007 I Pl - ·rnouA ACRE TRACTS. (PLAT NO. 615) P2 • PART1T10N PLAT NO. 2006- 016 N ss-,ros· w 149.75' I I PARCEL2 8,J62 S.F. ~ w· :i :1/,8 20· I 27.so· ~ ~ I <:! N 89"57'08" W 15.f. LOT 11 ~; PARCEL3 /~;i 8,627 S.F. OOCUJl£NT NO. 2002-066679 Bob Ervin Matt Palmer Denise Fricke Uplands NA Mt. Park Homeowners Assoc. 13151 Thoma Rd . 2240 Prestwick Drive 2 Eagle Crest Dr. Lake Oswego, OR 97034 Lake Oswego, OR 97034 Lake Oswego, OR 97035 Jeff Shrope Renaissance Custom Homes 16771 Boones Fy Rd. Lake Oswego, OR 97035 Bend along line to expose Pop·up Edge"' UseAveryTemplate5160 i 21 EOSAA00300 21 EOSAA00400 21EOSAAOOSOO Green Valley Glen LLC Medallion LLC Lake Grove Water Dist 11560 SW 67th Ave 2 Monroe Pkwy PO Box 1173 Tigard, OR 97223 Lake Oswego, OR 97035 Lake Oswego, OR 97035 21E05AA02000 21E05AA02001 21EOSAD00100 Greenridge Estates Property LLC Mt Park Investors LLC Brian Conry 801 Broad St Ste 200 4 Green ridge Dr 13282 Boones Ferry Rd Chattanooga, TN 37402 Lake Oswego, OR 97035 Lake Oswego, OR 97035 21 EOSAD00303 21EOSAA02100 · 21E04BB00701 Hsc Real Estate Inc Park Home Owners Mountain Zhuang Feng 1125 NW Couch St Ste 450 2 Mt Jefferson Ter 13017 Knaus Rd Portland, OR 97209 Lake Oswego, OR 97035 Lake Oswego, OR 97034 21E05AD00101 21E04BB02701 21E04BB02702 Gregory & Susan Slater Guity Mosaffa Donald & Sidney Clarke 13324 Boones Ferry Ln 12986 Knaus Rd 12974 Knaus Rd Lake Oswego, OR 97035 Lake Oswego, OR 97034 Lake Oswego, OR 97034 21E04BB90000 21E04BB90111 21E04BB90112 Jim Morton Michael Molloy Joyce Brors PO Box 130 12868 Boones Ferry Rd 12866 Boones Ferry Rd Lake Oswego, OR 97034 Lake Oswego, OR 97035 Lake Oswego, OR 97035 21E04BB90113 21E04BB90114 21E04BB90117 Mark Sumner Phillip Ramirez Sandra Hirotsu 12864 Boones Ferry Rd 1099 Mount Lowe Dr 12844 Boones Ferry Rd Lake Oswego, OR 97035 Altadena, CA 91001 Lake Oswego, OR 97035 21E04BB90118 21E04BB04401 Robert Matthew Ferraro Mark & Magdalena Walen 12842 Boones Ferry Rd 2322 Knaus Rd Lake Oswego, OR 97035 Lake Oswego, OR 97034 l"' .. -11 1 1 0 ++vv::::; 0 Pat: avery.com/patents Etiquettes d'adresse Easy Peel Allez aavery.ca/gabarits ~ Reoliez ala hachure afin de revel"r '" r"bord Poo-uo® l ftilio:.:P? IP ~~h::.rifo A" l'.'l"' t::l~.n .; Bend along line to expose Pop-up Edge® UseAveryTemplate5'160 i 21E04BB01900 21E04BB02000 21E04BB02100 Peter & Karen Stroud Gwen Simpson Kevin Hanna 12831 SW Alto Park Rd 12850 Alto Park Rd 13010 SW Knaus Rd Lake Oswego, OR 97034 Lake Oswego, OR 97034 Lake Oswego, OR 97034 21E04BB02200 21E04BB02300 21E04BB02500 Frederick Mark Richard Lance Knight Thomas Paul Timberg 4916 Jackson St Unit B 2405 SW Knaus Rd 2441 SW Knaus Rd Houston, TX 77004 Lake Oswego, OR 97034 Lake Oswego, OR 97034 21E04BB02600 21E04BB02700 21E04BB02800 John Thomas Tenneson Massoud & Farimah Azghandi Nathan Sheppard 13041 Thoma Rd 12962 Knaus Rd 2600 N Farragut St Lake Oswego, OR 97034 Lake Oswego, OR 97034 Portland, OR 97217 21E04BB02900 21E04BB03000 21E04BB03100 Rain Eagle Ventures Ltd Barbara Diane Sells Brett Ross 2105 8 St 13070 SW Boones Ferry Rd 13100 Boones Ferry Rd Columbia City, OR 97018 Lake Oswego, OR 97035 Lake Oswego, OR 97035 21E04BB03200 21E04BB03300 21E04BB03400 Joanne Olsen Cameron Johnson Nancy Schindler 13197 Thoma Rd 13131 SW Thoma Rd 13175 SW Thoma Rd Lake Oswego, OR 97034 Lake Oswego, OR 97034 Lake Oswego, OR 97034 21E04BB03600 21E04BB03700 21E04BB03800 Timothy & Sonja Dozois Mark Puhlman Brent & Kristen Benkstein 13040 SW Thoma Rd 13120 SW Thoma Rd 19175 Rebecca Ln Lake Oswego, OR 97034 Lake Oswego, OR 97034 Lake Oswego, OR 97035 21E04BB03900 21E04BB04000 21E04BB04100 Samuel Taylor IV Mary Margaret Weibel Martin & Karol Gardner Pmb 236 3 Monroe Pkwy Ste P 13220 SW Thoma Rd 13238 SW Thoma Rd Lake Oswego, OR 97035 Lake Oswego, OR 97034 Lake Oswego, OR 97034 21E04BB04200 21E04BB04300 21E04BB04400 Dennis Henderson Renaissance Custom Homes LLC Thomas & Colleen Huber 13298 Thoma Rd 16771 Boones Ferry Rd 13012 Knaus Rd Lake Oswego, OR 97034 Lake Oswego, OR 97035 Lake Oswego, OR 97034 21E04BB04700 21E04BB06100 21E04BC01000 Allan & Cheryl Engelmeyer William Jackson Daniel Wilkens 2254 SW Knaus Rd 13363 SW Goodall Rd 13200 SW Thoma Rd Lake Oswego, OR 97034 Lake Oswego, OR 97034 Lake Oswego, OR 97034 21E04BC01100 21E04BC01200 21E04BC01300 Aaron & Grace Wadell Stephen & Lauren Popp Damon Petticord 13180 SW Thoma Rd 13199 SW Thoma Rd 13379 SW Thoma Rd Lake Oswego, OR 97034 Lake Oswego, OR 97034 Lake Oswego, OR 97034 Pat: avery.com/patents Etiqueites d'adresse Easy Peel® Allez aaveryoca/gabau·its i Reoliez a la hachure afin de revel1>r 11> r<>bord Pnn-11n® '1+mc:!o.,.1""" ~~'"'-., ..!._I\.,..., ... ~ ~it:n • ,.,..._.... . t-UHT LAND ·t)R 9A'J neopost:F FiRST-CLASS MAIL 25. 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Lake Oswego, OR 97034 . ,;~A ~·w~ q 1m~ ~w .. 1 , !, fl' f'i<:~l\ftM'1~'rl "',_ ·-· ,,_1 \ "J.;i ,· ~~'),.. ." 1<....:\:3ty S7::i34-~:.:i 3t::3::: Il' ii Ii 1ii1lh1iii iiililhihi iii Hp11J II h; ii iiii1jl I' l jl i iii ~---~------~· ~· ....,._____ ------.. ·------·------·------LU 18-0028, Land Use Review Summaryof Requirements Applicant Information Findings and Title LOC38.25.120.1.d.i A. Site As- Providesite assessmentand feasibility infor- Theapplican t submitted a Preliminary DrainageRe- IT he site assessment information provided meets the sessment mation, including maps, soils information, and port for the proposed development. The report in- guidelines in the LOSWMM, Section 2.5.1 and Appendix and Feasibil- field testing. eludes a description of existing and proposed devel- A. ity opment conditions, a site assessment,soils This standard is met. information, and proposedstormwater management facilities. Infiltration testing is documented in a letter report, dated May 11, 2017, prepared by Rapid Soil Solu tions. Threeinfiltration tests were performed at the site. Onetest showedan infiltration rate of approxi mately 4.0 inches per hour. The other two tests showedhigh infiltration, estimated to exceed720 inches per hour. B. On-Site Size onsite stormwater managementfaci lities For each parcel's roof and drivewayareas, the appli- The preliminary drainage report demonstratesthat the Stormwater to infiltrate the 10-year, 24-hour design storm cant proposesto use either infiltrating rain gardens proposedfacilities will havestormwater managementca- Management event to the maximumextent practicable (see or a StormTech Chamber system, to managestorm- pacity greater than the requirementsof LOSWMM,Sec- LOSWMM Table 2.1). water. tion 4. The runoff calculations provided are based on a The rain gardens have been sized to managethe 50- 150-year design event, which is approximately 30% larger year, 24-hour storm at a design infiltration rate of 10 th~nthe required 1~-yeardesign event. Thepreliminary inches her hour. Runoff calculations are based on a ram garden calculations account only for surface storage. contributing impervious area of 4,251 square feet to J Each.facility ~illhave a~ditional storage capacity in the account for roof and drivewayarea. growing media and dram rock layers. TheStorm Tech chamber infiltration system has been IThe preliminary cross-sectionfor the rain garden showsa sized based on a design infiltration rate of 1.5 inches 14-foot rock wall on the downslopesize of the facility. The per hour and a contributing impervious area of 3,917 1site grading must be modified so that the infiltration rain square feet. gardens are not located uphill of a rock wall. The applicant proposesto use swales in the right-of- I way to infiltrate stormwater from new impervious ,m area created on ThomaRoad. Site grading prevents I c >< :c 1 _.. - collection of runoff from all newly created impervious b=i°' m area. Instead, the right-of-way swales will collect run- 1 o"Tl off from existing impervious surfaces. N • ()) ...... 0 [ BrownANoCaldwell! 1 Use of contents on this sheet is subject to the iimitations specified at the beg;nning of this document. LU 18-0028_LandUseReview_060618_attachA.docx LU 18-0028, Land Use Review LOCSection Summaryof Requirements Applicant Information Findings and Title Theapplicant has provided preliminary site plans The applicant has proposed to use a StormTechchamber that show the proposed locations for rain gardens on infiltration system for one parcel where the infiltration Ieach lot and swales adjacent to ThomaRoad. The rate was found to be lower than surrounding areas. The site plans include an alternate layout for Lot 3 to preliminary design shows that the StormTechchamber show the proposed location of the StormTech cham system would have adequate capacity to managethe 50- ber option. Preliminary cross sections are provided year, 24-hourstorm event. An infiltration rain garden may Ifor the proposed rain garden and swale facilities. also be appropriate forth is site, when designed for the 10-year, 24-hour design event and accounting for stor age in both surface and subsurface layers. I The proposed right-of-way swales have av-shaped bot tom that does not meet the minimum required 3-foot bot tom width. The preliminary site plan shows that there is space available to expand the footprint area of the swales. The applicant could also utilize a rain garden, which allows for a 2-foot bottom width. As a condition of approval, the final design calculations must demonstrate that the proposed facilities have ade quate capacity to managethe 10-year, 24-hour storm event onsite, accounting for both surface and subsurface storage layers. Thefinal design plans must include cross section details of the proposed facilities, consistent with the facility design calculations and the minimum require ments in LOSWMM,Section 4.6. Final facility placement must adhere to setback requirements from building foun dations (10') and property lines (5') per LOSWMMTable 3.1. As conditioned, this standard is met. C. Erosion Obtain an Erosion Control Permit when devel- Theapplicant provided preliminary site plans that The proposed developmentwill disturb more than 500 and Sedi- opment disturbs more than 500 square feet or show construction impacts. square feet. As a condition of approval, the applicant is ment Control is within 50 feet of waters of the state. The Ero- required to submit an Erosion Control Plan, with the final sion Control Permit is based on an approved design report and obtain an ErosionControl Permit from ErosionControl Plan, submitted with the build the City. ing application. As conditioned, this standard is met. I BrownANO Caldwell I 2 Use of contents on this sheet is subject to the limitations specified at the beginning of this document. LU 18-0028_LandUseReview_060618_attachA.docx LU 18-0028, Land Use Review LOCSection Summaryof Requirements Applicant Information Findings and Title D. Under Demonstratethat proposed UICswill be rule The applicant proposes to manage runoff from one of Under OAR340-44-0018, injection of stormwater runoff ground Injec authorized under OAR340-44-008 or will ob the parcels (residential roof and drivewayareas) in from residential roof tops is automatically rule authorized tion Control tain a DEQ-issuedUIC Permit. Ian underground infiltration system, which is classi- and does not require registration or a DEQ-issuedUIC (UIC)Review 1 fied as a UIC. permit. Injection of runoff from drivewaysrequires pre with DEQ treatment to obtain DEQrule authorization and registra tion. As a condition of approval, if the applicant choosesto use a StormTechchamber system, the design must in clude a pre-treatment facility for runoff from the driveway area. In addition, the applicant is required to register and obtain DEQauthorization for use of the proposed UICsys tem. As conditioned, this standard is met. E. Storm Submit a stormwatersystem design plans and A Preliminary Drainage Report and preliminary site As a condition of approval, certification by the engineer of waterSys specifications in accordancewith the plan have been prepared, to address the require record shall be required prior to issuance of final occu tern Design LOSWMM. ments of the LOSWMM.The preliminary site plan pancy permits that all facilities were constructed asap shows proposed stormwater managementfacility lo proved, to the satisfaction of the City Engineer. cations. The Preliminary Drainage Report includes As conditioned, this standard is met. design calculations consistent with the preliminary site plan. F. Down Submit a downstreamanalysis in accordance Theapplicant does not propose offsite discharge Under LOSWMM,Section 5.8.2 and Figure 5.1, no addi stream Anal with the LOSWMM.The City's policy is to prefer Iduring the design event. I tional analysis or project action is required. ysis Require mitigation of downstream project impacts ' This standard is met. ment through onsite infiltration and flow control BMPsover increasing the capacity of the down stream system (LOSWMM5.8 .2). G. Drainage The Preliminary Drainage Report must docu The Preliminary Drainage Report has been prepared As a condition of approval, a final drainage report, pre Report Re ment the Site Assessmentand Feasibility Anal by Pinnacle Engineering.The report includes all the pared by a registered professional engineer, in accord quired ysis, explain how site conditions have influ required elements, but has not been stamped by a ance with the Stormwater ManagementCode and enced the selection of stormwaterfacilities, registered professional engineer LOSWMM,shall be submitted for review at the time of and present type, size, and location of pro building permit submittal. posed stormwater managementfacilities and As conditioned, this standard is met. discharges, along with supporting calculations (LOSWMM2. 7.1a). I BrownAN;caidweul 3 Use of contents on this sheet is subject to the limitations specified at the beginning of this document. LU 18-0028_LandUseReview_060618_attachA.docx LU 18-0028, Land Use Review LOCSection Summaryof Requirements Applicant Information Findings and Title H. Opera- A draft operations and maintenance plan (OMP) Theapplicant has provided example Operations and As a condition of approval, the applicant must prepare an tions and is required for each proposed stormwater man- Maintenance plans for the infiltration rain gardens OMPand provide proof of the recorded OMPprior final Maintenance agement facility. and the StormTech chamber system. occupancy.The OMPmust describe how to properly Plan maintain all proposed facilities, the frequency of mainte nance required and the party responsible for maintaining the facilities. As conditioned, this standard is met. I. Responsi The applicant's designer shall be responsible The applicant has provided materials to document This standard is met. bility of the for all stormwater system design, Site Assess stormwater system design, the Site Assessmentand designer ment and Feasibility Analysis, Drainage Report, Feasibility Analysis, and Preliminary Drainage Re and OMP,as applicable. port. LOC 38.25.120.1.d.ii I A. Require- All requirements for small projects under LOC I See items above. N/A mentsand 38.25.120.d.ii apply to large projects. controls ap- plicable to small pro- jects B. Water Design stormwater facilities to capture and See On-site Stormwater Management described Under LOSWMM,Section 4.1, projects that meet the on- Quality treat 80% of the averageannual runoff volume. above. site stormwater managementrequirement, will meet wa- LOSWMMSection 2.5.3 defines the water quaI- ter quality requirements without additional measures. ity design event as 1.0 inch in 24 hours. This standard is met. C. Flow Con- Design stormwater facilities to maintain post- See On-site Stormwater Management described Under LOSWMM,Section 4.1, projects that meet the on- trol development peak flow rates at their pre-devel- above. site stormwater managementrequirement, will meet flow opment (c. 1850) levels for the 2-year, 5-year, control requirements without additional measures. 1 and 10-year, 24-hour runoff events. Flow con- This standard is met. trol is not required for projects that discharge directly to the Willamette River, Tualatin River, or OswegoLake (LOSWMM,Section 2.5.4.) D. NPDES Projects over 1 acre of disturbance must obtain Thetotal area of construction disturbance is not ex- The total project disturbance area does not exceed 1 acre 1200-C Per- a DEQConstruction Stormwater Permit (NPDES pected to exceed 1 acre. and does not trigger requirements to obtain a NPDES mit 1200-C) prior to construction. 1200-C permit. This standard is not applicable. [erownAtlocatdweu ·i 4 Use of contents on this sheet is subject to the limitations specified at the beginning of this document LU 18-0028_LandUseReview_060618_attachA.docx LU 18-0028, Land Use Review [ero~atdweui 5 Use of contents on this sheet is subject to the limitations specified at the beginning of this document. LU 18-0028_LandUseReview_060618_attachA.docx From: Ward, Mike Sent: Thursday, June 14, 2018 8:59 AM To: Andreades, Debra Hi Debra, I have looked at the project. I find that it does not meet the requirements of a traffic study according to the code. Notwithstanding, we are always concerned regarding pedestrian safety even and without a traffic study we have still required 1) additional right of way dedication, 2) additional pavement and a gravel shoulder to provide more area for bicycles and pedestrians, and 3) the signing of a waiver of remonstrance agreement in the event of future street frontage improvements. Specific responses to the code are in your email below. Thanks, Mike Ward, P.E. Traffic Engineer Engineering Department City of Lake Oswego PO Box 369 (mail only) 380AAvenue Lake Oswego, OR 97034 503-635-0274 - direct [email protected]. us The code says: (2) The City Engineer shall require a traffic impact study when any of the following conditions are met: (a) The proposed development or site modification will generate at least 25 trips in the roadway peak hour traffic period or at least 250 daily trips, prior to applying trip reduction factors; or A single family home (SFH) on average generates 10 daily trips. With one home existing, this project is expected to generate 20 daily trips, far below the 250 threshold. (b) The site is subject to a Zoning Map or text amendment or Comprehensive Plan or Map amendment that increases the intensity (potential vehicle trip generation) of allowed uses; or This development is in an R-15 zone. No special zoning is noted. (c) The daily use of the property increases by ten or more vehicles with a gross vehicle weight rating of 26,000 pounds or greater; or No daily increase in 26kgvw vehicles are expected to single family residences. EXHIBIT F-11 LU 18-0028 (d) The traffic generated by a proposed development will result in a traffic volume increase that could potentially change the functional classification of an existing or planned transportation facility (e.g., traffic volume exceeds local street classification; or A local street classification is not effected by the addition of two SFHs. (e) The City Engineer finds: (i) The City or other roadway authority has documented traffic safety or operations concerns within the study area, such as frequent crashes, poor roadway alignment, limited sight distance; or There are no documented areas of safety or performance concerns. The City does see a benefit in increased pedestrian safety, however on street pathway or sidewalk which does not have a connection at either side would not significantly generate these results. The City has required the installation of a gravel shoulder for pedestrians, and required the waiver of remonstrance for future improvements when such and improvement would create a larger system. (ii) Existing level of service of a nearby intersection is at or below LOS "D"; or No intersections have been identified which meet this criteria. (iii) A proposed development is expected to alter traffic patterns on a local street or neighborhood collector within one-half mile of the subject lot such that access to individual properties or traffic safety is adversely impacted; or Traffic patterns are not expected to be altered. (iv) The site lies within one-quarter mile of the ramp terminal of an interstate freeway, as traveled along roadways. It does not. MEMORANDUM TO: Planning and Building Staff CC: Jessica Numanoglu, Planning Manager Elizabeth Bunga, Building Official Todd Knepper, Engineering Supervisor Erica Rooney, Assistant City Engineer Evan Boone, Deputy City Attorney Scott Lazenby, City Manager FROM: Scot Siegel, Director Planning and Building Services SUBJECT: Administrative Policy on Utility Undergrounding and Partitions DATE: June 21, 2018 The following administrative policy pertains to undergrounding of existing utilities for partitions and secondary dwelling units under LOC 50.06.008. Undergrounding of Utilities: LOC 50.06.008.4.d requires undergrounding of utilities for new development. Where a new utility connection is provided it must be installed underground, except where the project is a remodel exempt under the Building Code [LOC 45.09.075], or unless exempted by the City Manager (staff). This applies to both new on-site utilities and existing utilities along the frontage of the development. As of March 28, 2018, partitions and secondary dwelling units are exempt from the requirement to underground existing site frontage utilities. The exemption of partitions and secondary dwellings [LOC 50.06.008.4.d] is justified because the impact of development typically does not warrant immediate undergrounding of existing utilities per Dolan; and even where Dolan is met, undergrounding of existing utilities is often impractical for these small residential developments because it requires the installation of additional overhead equipment (utility poles, guy wires, etc.), defeating the purpose of the code. Undergrounding for other developments will continue to be required per LOC 50.06.008 or LOC 45.09.075, as applicable. Undergrounding of service lines extending onto Parcels will also continue to be required. EXHIBIT F-12 LU 18-0028 503 .675.3984 380 A Avenue PO BOX 369 Lake Oswego, OR Andreades, Debra From: Jeff Shrope Hi Debra, The Neighborhood Association has never responded to a meeting request whether it was the first or second meeting request Renaissance sent. The Neighborhood Association also never responded to our Neighborhood Meeting Minutes that we sent to them after our Neighborhood meeting. Thx Jeff Shrope Director of Acquisition & Development ~RENAISSANCE H ,OMES 16771 Boones Ferry Road 1 Lake Oswego, OR 97035 503.853.5045 Mob. I 503.635.8400 fax 11 11 Renaissance is dedicated to creating homes of unparalleled quality and value. Our team dynamically pursues excellence, as we believe there is no finish line. Email Terms of Use EXHIBIT F-13 LU 18-0028 1 Andreades, Debra From: Robinson, Michael C. < [email protected] > Sent: Monday, June 25, 2018 12:39 PM To: Andreades, Debra Cc: Boone, Evan; Jeff Shrope; 'Syed Hamid Pishvaie' Subject: City of Lake Oswego File No. LU 18-0028, Application by Renaissance Development Corporation(the "Applicant")for Approval of an Expedited Land Division Requesting Approval of a 3-Parcel Minor Land Partition at 13151 Thoma Road Debra, This office represents the applicant in the above-referenced file . I am writing on behalf of the applicant to respond to two issues raised concerning the application. The applicant has asked that the City process the partition application as an Expedited Land Division( "ELD")application under ORS 197.360-197.380. 1. The Appl icant Hel d the Neighborhood M eeting at a Private Location Outside of the Neighborhood Associ ation Boundary. Lake Oswego Code("LOC")S0.07.003.1.f requires that an applicant hold a neighborhood meeting before submitting a partition application. A partition application is a "Minor Development" under LOC 50 .07.003 .14.a.ii(8). The approval criteria for a Minor Development are found at LOC 50.07 .003 .14.d.ii(l)-(4). Among the requirements for a neighborhood meeting are that it be held at a location open to the public within the boundaries of the recognized neighborhood association( in this case, the recognized neighborhood association is the Forest Hills Neighborhood Association) "unless approved by the chair of a recognized neighborhood association". LOC 50.07.003.1,f.ii.(iii). The applicant held the meeting at its offices located at 16771 SW Boones Ferry Road , a private location outside of the neighborhood association boundaries, following mailed notice and posting of the meeting as required by the LOC . The City Manager can find that holding the meeting at a private location outside of the neighborhood association boundaries is not an error relevant to the approval criteria for the following reasons. First, the neighborhood meeting requirements are a completeness requirement. LOC 50 07 .003.1.f.viii . This LOC provision provides that an application must include the information required by LOC 50.07 .003.1.f.vi ii(1 )-(5). The City deemed the application complete. No further review of the completeness requirements is provided for in the LOC . Second, the neighborhood meeting requirements are not an approval criterion in LOC 50.07.003.14.d.ii(1 )-(4) or ORS 197.365(4). Third , neither the neighborhood association Chair, its officers nor a person receiving notice of the meeting objected to the location of the meeting. Fourth, the neighborhood association Chair approved the location outside of the neighborhood association boundaries by acquiescing to the location. The minutes of the meeting do not reflect an objection to the meeting location by the Chair nor did the Chair send an objection in writing after receiving notice of the meeting location. The LOC requires approval of the neighborhood association Chair fo r a meeting to be held at a private location outside of the neighborhood association's boundaries and approval can be granted by acquiescence .. Finally, holding the neighborhood association meeting at a private location outside of the neighborhood association boundaries is a procedural error. A person alleging such error has the burden to show that the error prejudices a su bstantial right to one's right to make their case and to be heard. If som eon e alleges that they were not notified of the EXH IBIT F-14 LU 18-0028 meeting but nevertheless comments on the application, they have exercised their substantial rights. In any event, as discussed below, ORS 197.375(1 )c((D) provides that a procedural error is not a basis for an appeal of the City Manager's decision unless the error prejudiced a substantial right. A second neighborhood meeting is not required. 2. The Mailing List for the Neighborhood Meeting and the Notice of Application Apparently Contained Three Errors; One of the Persons Affected by the Error Commented on the Application Following City Notice of the Application and the Other Two Persons did not Comment on the Application. The applicant is required to submit a copy of the mailing list for the neighborhood association meeting notice and a copy of the mailing list for the City's notice to surrounding property owners of the pending application. ORS 197.365{2)requires that the City provide written notice of the ELD application to property owners within 100' of the application site. The City has provided notice to property owners in a greater radius area under the LOC. ORS 197.365{2)further provides that the notice requirement is deemed met for purposes of an appeal under ORS 197.375 when the local government provides an affidavit that such notice was given. In this case, I understand that the City has prepared such an affidavit. Additionally, the applicant will provide an email from its title company confirming that the applicant provided the City with the most recent tax assessment role as required by ORS 197.365(2). ORS 197.375(1)c provides that an appeal of the City's decision on the ELD application may be based only on ORS 197.375{1)c(A)-(D). ORS 197.375(1)(c)(D) provides that an appeal may be based on an allegation that the persons' substantial rights have been prejudiced by a procedural error of the local government. First, the City Manager can find that the alleged error in the mailing list for the City notice is not a basis for granting an appeal where a person alleging an error comments on the application. Second, neither of the notice requirements affected a substantial right possessed by an appellant and the record contains no explanation of what substantial right was prejudiced by either notice issue . Third, the neighborhood meeting issue was not a result of City action and the City's determination of completeness was not a procedural error. Fourth, the City's affidavit provides that errors in notice cannot be a basis for error. Finally, ORS 197.365(4) provides that the decision on the ELD application shall be based on substantive requirements of the LOC. The neighborhood meeting requirements and the notice of the application are not substantive requirements of the LOC. The alleged notice errors are not a basis either for denying the ELD application or for granting an appeal of a City Manager's decision approving the application. Please let me know if you have any questions. Please consider this email which does not contain new evidence, in making the City Manager's decision. NOTICE: This email may contain material that is confidential, privileged and/or attorney work product for the sole use of the intended recipient . Any review, reliance or distribution by others or forwarding without express permission is strictly prohibited. If you are not the intended recipient, please contact the sender and delete all copies. 2 From: Lambert, Frank Mike, I met with Scott Steele the manager of our Customer Resource Department. The mailing radius search that Jeff Sh rope ordered in March of 2018 was created by this department. I asked Scott to redo the radius search this morning. The first attachment is the new list and the second is the original list. The property located at 13156 SW Thoma Rd now shows a mailing address as 13156 SW Thoma Rd. The address on the original list was 19175 Rebecca Lane in Lake Oswego. The property located at 13220 SW Thoma, on the original report this was the mailing address showing, this letter was returned as not living at that location. The mailing address on the new report has been updated to 5020 SW Carman Drive in Lake Oswego. The final property located at 12896 SW Boones Ferry Rd still shows an address at PO Box 130, Lake Oswego, 97034. We do not know when the County updated their information. We used the same date base for both reports. I hope this helps? Frank EXHIBIT F-15 LU 18-0028 Parcelld TaxAcctNum OwnerNm SiteAddr Site City Site State SiteZIP 00201383 21E04BB01900 Peter & Karen Stroud 12831 SW Alto Park Rd Lake Oswego OR 97034 00201392 21E04BB02000 Gwen Simpson 12850 Alto Park Rd Lake Oswego OR 97034 00201409 21E04BB02100 Kevin Hanna 13010 Knaus Rd Lake Oswego OR 97034 00201418 21E04BB02200 Frederick Mark 13000 SW Knaus Rd Lake Oswego OR 97034 00201427 21E04BB02300 Richard Lance Knight 2405 SW Knaus Rd Lake Oswego OR 97034 00201445 21E04BB02500 Thomas Paul Timberg 2441 SW Knaus Rd Lake Oswego OR 97034 00201454 21E04BB02600 John Thomas Tenneson 13041 Thoma Rd Lake Oswego OR 97034 00201463 21E04BB02700 Massoud & Farimah Azghandi 12962 Knaus Rd Lake Oswego OR 97034 00201472 21E04BB02800 Nathan Sheppard 13050 Boones Ferry Rd Lake Oswego OR 97035 00201481 21E04BB02900 Rain Eagle Ventures Ltd 13064 Boones Ferry Rd Lake Oswego OR 97035 00201490 21E04BB03000 Barbara Diane Sells 13070 Boones Ferry Rd Lake Oswego OR 97035 00201506 21E04BB03100 Brett Ross 13100 Boones Ferry Rd Lake Oswego OR 97035 00201515 21E04BB03200 Joanne Olsen 13197 Thoma Rd Lake Oswego OR 97034 00201524 21E04BB03300 Cameron Johnson 13131 SW Thoma Rd Lake Oswego OR 97034 00201542 21E04BB03400 Nancy Schindler 13175 SW Thoma Rd Lake Oswego OR 97034 00201560 21E04BB03600 Timothy & Sonja Dozois 13040 SW Thoma Rd Lake Oswego OR 97034 00201579 21E04BB03700 Mark Puhlman 13120 Thoma Rd Lake Oswego OR 97034 00201588 21E04BB03800 Brent & Kristen Benkstein 13156 Thoma Rd Lake Oswego OR 97034 00201597 21E04BB03900 Samuel Taylor IV 13170 SW Thoma Rd Lake Oswego OR 97034 00201604 21E04BB04000 Mary Margaret Weibel 13220 SW Thoma Rd Lake Oswego OR 97034 00201613 21E04BB04100 Martin & Karol Gardner 13238 SW Thoma Rd Lake Oswego OR 97034 00201622 21E04BB04200 Dennis Henderson 13298 SW Thoma Rd Lake Oswego OR 97034 00201631 21E04BB04300 Renaissance Custom Homes LLC 13132 Thoma Rd Lake Oswego OR 97035 00201640 21E04BB04400 Thomas & Colleen Huber 13012 Knaus Rd Lake Oswego OR 97034 00201677 21E04BB04700 Allan & Cheryl Engelmeyer 2254 SW Knaus Rd Lake Oswego OR 97034 00201819 21E04BB06100 William Jackson 13363 SW Goodall Rd Lake Oswego OR 97034 00201917 21E04BC01000 Daniel Wilkens 13200 SW Thoma Rd Lake Oswego OR 97034 00201926 21E04BC01100 Aaron & Grace Wadell 13180 SW Thoma Rd Lake Oswego OR 97034 00201935 21E04BC01200 Stephen & Lauren Popp 13199 SW Thoma Rd Lake Oswego OR 97034 00201944 21E04BC01300 Damon Petticord 13379 SW Thoma Rd Lake Oswego OR 97034 00205334 21E05AA00300 Green Valley Glen LLC 4 Monroe Pkwy Lake Oswego OR 97035 00205343 21E05AA00400 Medallion LLC 2 Monroe Pkwy Lake Oswego OR 97035 00205352 21E05AA00500 Lake Grove Water Dist 13001 Boones Ferry Rd Lake Oswego OR 97035 ~-\ OwnerAddr OwnerCityNm OwnerState OwnerZIP Acres LotSqFt 12831 SW Alto Park Rd Lake Oswego OR 97034 0.9085 39574 12850 Alto Park Rd Lake Oswego OR 97034 0.2915 12698 13010 SW Knaus Rd Lake Oswego OR 97034 0.2915 12698 4916 Jackson St Unit B Houston TX 77004 0.2915 12698 2405 SW Knaus Rd Lake Oswego OR 97034 0.307 13373 2441 SW Knaus Rd Lake Oswego OR 97034 0.6087 26515 13041 Thoma Rd Lake Oswego OR 97034 0.3515 15311 12962 Knaus Rd Lake Oswego OR 97034 0.3547 15451 2600 N Farragut St Portland OR 97217 0.3561 15512 2105 8 St Columbia City OR 97018 0.3742 16300 13070 SW Boones Ferry Rd Lake Oswego OR 97035 0.5793 25234 13100 Boones Ferry Rd Lake Oswego OR 97035 0.6388 27826 13197 Thoma Rd Lake Oswego OR 97034 0.3792 16518 13131 SW Thoma Rd Lake Oswego OR 97034 0.3674 16004 13175 SW Thoma Rd Lake Oswego OR 97034 0.3531 15381 13040 SW Thoma Rd Lake Oswego OR 97034 0.5011 21828 13120 SW Thoma Rd Lake Oswego OR 97034 0.5 21780 19175 Rebecca Ln Lake Oswego OR 97035 0.282 12284 Pmb 236 3 Monroe Pkwy Ste P Lake Oswego OR 97035 0.4617 20112 13220 SW Thoma Rd Lake Oswego OR 97034 0.4488 19550 13238 SW Thoma Rd Lake Oswego OR 97034 0.6801 29625 13298 Thoma Rd Lake Oswego OR 97034 0.702 30579 16771 Boones Ferry Rd Lake Oswego OR 97035 1.43 62291 13012 Knaus Rd Lake Oswego OR 97034 0.4768 20769 2254 SW Knaus Rd Lake Oswego OR 97034 1.7423 75895 13363 SW Goodall Rd Lake Oswego OR 97034 2.0359 88684 13200 SW Thoma Rd Lake Oswego OR 97034 0.7901 34417 13180 SW Thoma Rd Lake Oswego OR 97034 0.744 32409 13199 SW Thoma Rd Lake Oswego OR 97034 0.5203 22664 13379 SW Thoma Rd Lake Oswego OR 97034 0.2972 12946 11560 SW 67th Ave Tigard OR 97223 0.9903 43137 2 Monroe Pkwy Lake Oswego OR 97035 0.5144 22407 PO Box 1173 Lake Oswego OR 97035 1.44 62726 ~ \o-- AVM_VALUE TOTAL_OUTSTANDING_LOANS AssdTtlVal MktTtlVal Mktl mprVal Mktl andVal $579,000.00 157054 $281,634.00 $540,519.00 $114,900.00 $425,619.00 $454,000.00 0 $225,624.00 $417,249.00 $105,380.00 $311,869.00 $1,269,000.00 1137000 $694,475.00 $1,048,539.00 $736,670.00 $311,869.00 $462,000.00 324805 $243,562.00 $430,184.00 $175,190.00 $254,994.00 $491,000.00 388800 $263,160.00 $424,804.00 $169,810.00 $254,994.00 $609,000.00 420000 $276,785.00 $506,715.00 $146,000.00 $360,715.00 $576,000.00 0 $330,100.00 $551,905.00 $215,780.00 $336,125.00 $703,000.00 325500 $446,616.00 $632,065.00 $295,940.00 $336,125.00 $507,000.00 308580 $240,508.00 $470,113.00 $128,970.00 $341,143.00 $265,000.00 0 $107,879.00 $234,576.00 $0.00 $234,576.00 $577,000.00 329000 $280,630.00 $535,329.00 $98,000.00 $437,329.00 $721,000.00 827000 $455,802.00 $771,300.00 $327,280.00 $444,020.00 $1,406,000.00 1101250 $906,880.00 $1,393,973.00 $1,052,830.00 $341,143.00 $588,000.00 649000 $274,449.00 $460,218.00 $177,790.00 $282,428.00 $0.00 0 $45,373.00 $103,044.00 $0.00 $103,044.00 $659,000.00 404000 $355, 761.00 $560,038.00 $285,640.00 $274,398.00 $782,000.00 254957 $368,304.00 $653,946.00 $197,380.00 $456,566.00 $850,000.00 260000 $435,584.00 $676,111.00 $350,190.00 $325,921.00 $522,000.00 275000 $314, 712 .00 $604,527.00 $204,000.00 $400,527.00 $1,235,000.00 876000 $703,812.00 $1,097,281.00 $790,430.00 $306,851.00 $604,000.00 331000 $381,278.00 $605,756.00 $291,880.00 $313,876.00 $592,000.00 0 $348,865.00 $576,316.00 $269,800.00 $306,516.00 $788,000.00 686100 $462,227.00 $724,468.00 $343,680.00 $380, 788.00 $887,000.00 417000 $540,729.00 $786,282.00 $400,810.00 $385,472.00 $813,000.00 1180500 $99,787.00 $637,337.00 $0.00 $637,337.00 $1,708,000.00 1430000 $1,148,139.00 $1,699,751.00 $1,309,260.00 $390,491.00 $2,241,000.00 2180000 $2,352,497 .00 $2,984,021.00 $2,303,610.00 $680,411.00 $1, 749,000.00 831200 $1,252,503.00 $1,679,067.00 $962,380.00 $716,687.00 $2,285,000.00 1625000 $1,655, 789.00 $2,473,409.00 $2,077,900.00 $395,509.00 $1,253,000.00 207000 $622,949.00 $1,137,182.00 $751,710.00 $385,472.00 $690,000.00 547500 $456,882.00 $685,985.00 $356,050.00 $329,935.00 $508,000.00 330000 $255,927.00 $427,269.00 $176,290.00 $250,979.00 $0.00 0 $1,925,080.00 $3,066, 775.00 $2, 194,900.00 $871,875.00 i). 1 b LandUseStdDsc PlatNm SINGLE FAMILY RESIDENCE Alto Park Acres SINGLE FAMILY RESIDENCE Alto Park Acres SINGLE FAMILY RESIDENCE Alto Park Acres SINGLE FAMILY RESIDENCE Alto Park Acres SINGLE FAMILY RESIDENCE Alto Park Acres SINGLE FAMILY RESIDENCE Alto Park Acres SINGLE FAMILY RESIDENCE Forest Hills Acres SINGLE FAMILY RESIDENCE Partition Plat 2006-016 Parcel 1 SINGLE FAMILY RESIDENCE Thoma Acres Tracts SINGLE FAMILY RESIDENCE Thoma Acres Tracts SINGLE FAMILY RESIDENCE Thoma Acres Tracts SINGLE FAMILY RESIDENCE Thoma Acres Tracts SINGLE FAMILY RESIDENCE Thoma Acres Tracts SINGLE FAMILY RESIDENCE Thoma Acres Tracts SINGLE FAMILY RESIDENCE Thoma Acres Tracts SINGLE FAMILY RESIDENCE Thoma Acres Tracts SINGLE FAMILY RESIDENCE Thoma Acres Tracts SINGLE FAMILY RESIDENCE Thoma Acres Tracts SINGLE FAMILY RESIDENCE Thoma Acres Tracts SINGLE FAMILY RESIDENCE Partition Plat 2015-001 Parcel 1 SINGLE FAMILY RESIDENCE Thoma Acres Tracts SINGLE FAMILY RESIDENCE Thoma Acres Tracts SINGLE FAMILY RESIDENCE Thoma Acres Tracts SINGLE FAMILY RESIDENCE Thoma Acres Tracts SINGLE FAMILY RESIDENCE Partition Plat 2015-001 Parcel 2 SINGLE FAMILY RESIDENCE Partition Plat 2014-058 Parcel 1 SINGLE FAMILY RESIDENCE. Forest Hills Acres SINGLE FAMILY RESIDENCE Forest Hills Acres SINGLE FAMILY RESIDENCE Thoma Acres Tracts SINGLE FAMILY RESIDENCE Thoma Acres Tracts SINGLE FAMILY RESIDENCE Thoma Acres Tracts SINGLE FAMILY RESIDENCE Thoma Acres Tracts COMMERCIAL MISCELLANEOUS Mountain Park #5 f· fC LegalDsc WtrfntNm 448 ALTO PK AC LT 27IYI180958 448 ALTO PK AC PT LT 28 I YI 180958 448 ALTO PK AC PT LT 28IYI 180958 448 ALTO PARK AC PT LT 28IYI180958 448 ALTO PARK ACRES PT LTS 29&30IYI 180958 448 ALTO PK AC PT LT 29IYI180958 598 FOREST HILLS AC PT LT 271YI180958 Partition Plat 2006-016 PARCEL 1IYI180958 615 THOMA ACRE TRACTS NLY 105 FT LT 11IYI 180958 615 THOMA ACRE TRACTS PT LTS 11&12 I YI 180958 615 THOMA ACRE TR PT LT 12IYI180958 615 THOMA ACRE TRACTS LT 013 I YI 180958 615 THOMA ACRE TRACTS SOUTH 1/2 LT 7 I YI 180958 615 THOMA ACRE TRACTS PT LT 8 I YI 180958 615 THOMA ACRE TRACTS PT LT 7 I YI 180958 615 THOMA ACRE TR PT LT 8 I YI 180958 615 THOMA ACRE TR LT 9 I YI 180958 615 THOMA ACRE TR PT LT 1IYI180958 SUBDIVISION THOMA ACRE TRACTS 615 PT LTS 1 & 2IYI180958 Partition Plat 2015-001 Parcel 1IYI180958 615 THOMA AC TR PT LT 3 FOREST HILLS AC PT LT 28IYI180958 615 THOMA ACRE TRACTS PT LT 3 I YI 180958 615 THOMA ACRES TRS PT LT 4IYI 180958 615 THOMA ACRES TRACTS PT LT 4IYI 180958 Partition Plat 2015-001 Parcel 2IYI180958 Partition Plat 2014-058 Parcel 1IYI180958 598 FOREST HILLS ACRES PT LT 29IYI180958 598 FOREST HILLS ACRES PT LTS 21&22IYI180958 615 THOMA ACRE TRACTS SOUTH 1/2 LT 5 I YI 180958 615 THOMA ACRE TR PT LT 5IYI180958 615 THOMA ACRE TR PT LT 6IYI180958 615 THOMA ACRE TRACTS PT LT 6IYI180958 1283 MOUNTAIN PK#S BLK6IYl180958 ~ I cL NbrhdDsc VrBlt Acres LotSqFt FinTtlSqFt FlrlSqFt Flr2SqFt BsmtFinSqFt GarageSqFt BedCt BathTtlCt MapGrid FOREST HIGHLANDS 1951 0.9085 39574 1952 1592 0 0 0 4 2 656-(4 FOREST HIGHLANDS 1953 0.2915 12698 1147 920 227 0 360 2 1.5 656-(4 FOREST HIGHLANDS 2006 0.2915 12698 4395 1351 264 0 0 4 3.5 656-(4 FOREST HIGHLANDS 1953 0.2915 12698 1728 1408 320 0 675 3 2 656-(4 FOREST HIGHLANDS 1959 0.307 13373 1569 1575 0 0 348 3 2 656-(4 FOREST HIGHLANDS 1938 0.6087 26515 2151 1653 0 498 0 2 2 656-(4 FOREST HIGHLANDS 1958 0.3515 15311 2418 1475 0 470 460 3 1.5 656-(4 FOREST HIGHLANDS 2013 0.3547 15451 1952 1090 767 0 0 0 0 656-(4 FOREST HIGHLANDS 1936 0.3561 15512 2320 1080 472 0 264 3 1.5 656-(4 FOREST HIGHLANDS 0 0.3742 16300 0 0 0 0 0 0 0 656-(4 FOREST HIGHLANDS 1945 0.5793 25234 1864 919 378 0 0 6 1 656-(4 FOREST HIGHLANDS 1939 0.6388 27826 2623 1110 450 0 0 3 2.5 656-(4 FOREST HIGHLANDS 2016 0.3792 16518 3456 1640 0 0 0 0 0 656-C4 FOREST HIGHLANDS 1941 0.3674 16004 3423 1425 672 0 380 3 2 656-(4 FOREST HIGHLANDS 0 0.3587 15625 0 0 0 0 0 0 0 656-(4 FOREST HIGHLANDS 2002 0.3531 15381 1920 1176 648 0 528 0 0 656-(4 FOREST HIGHLANDS 1963 0.6603 28763 2228 1450 0 778 0 4 2.5 656-(4 FOREST HIGHLANDS 1938 0.5011 21828 4434 1562 1170 570 544 3 2.5 656-(4 FOREST HIGHLANDS 1963 0.5 21780 3352 1797 0 200 506 3 2 656-C4 FOREST HIGHLANDS 2015 0.282 12284 3548 1532 468 0 414 0 0 656-(4 FOREST HIGHLANDS 1964 0.4617 20112 3116 1612 0 932 624 4 3 656-(4 FOREST HIGHLANDS 1965 0.4488 19550 2208 1488 0 720 550 3 2 656-(4 FOREST HIGHLANDS 1965 0.6801 29625 2782 1532 0 770 580 4 3 656-C4 FOREST HIGHLANDS 1965 0.702 30579 3446 1771 1675 0 560 4 2.5 656-C4 FOREST HIGHLANDS 0 1.43 62291 0 0 0 0 0 0 0 656-(4 FOREST HIGHLANDS 2015 0.4768 20769 4720 1316 0 1316 460 0 0 656-(4 FOREST HIGHLANDS 2002 1.7423 75895 7276 0 0 0 0 4 5.5 656-C4 FOREST HIGHLANDS 1997 2.0359 88684 5469 3333 1911 0 1247 0 3.5 656-(4 FOREST HIGHLANDS 2007 0.7901 34417 8332 2271 0 1137 468 5 6 656-(4 FOREST HIGHLANDS 1940 0.744 32409 5713 1518 784 700 0 3 4.5 656-(4 FOREST HIGHLANDS 1984 0.5203 22664 2985 1587 1398 0 615 3 2.5 656-C4 FOREST HIGHLANDS 1961 0.2972 12946 2594 1666 928 0 0 4 2 656-(4 MOUNTAIN PARK 0 0.9903 43137 1 1 0 0 0 0 0 656-(4 t>I 4 TaxAcctNum Zone Cd OwnerOccupiedlnd lnvestmentProp DoNotMaillnd BldgTypeDsc Levy Rt LevyCd 21E04BB01900 Clackamas Co.-R20 TRUE FALSE FALSE Single family res, class 3 16.3266 007-017 21E04BB02000 Lake Oswego-R-7.5 TRUE FALSE FALSE Single family res, class 3 17.9721 007-021 21E04BB02100 Lake Oswego-R-7.5 TRUE FALSE FALSE Single family res, class 6 17.9721 007-021 21E04BB02200 Clackamas Co.-R20 TRUE FALSE FALSE Single family res, class 3 16.3266 007-017 21E04BB02300 Clackamas Co.-R20 TRUE FALSE TRUE Single family res, class 4 16.3266 007-017 21E04BB02500 Clackamas Co.-R20 TRUE FALSE FALSE Single family res, class 3 16.3266 007-017 21E04BB02600 Lake Oswego-R-7.5 TRUE FALSE FALSE Single family res, class 4 17.9721 007-021 21E04BB02700 Lake Oswego-R-5 TRUE FALSE FALSE Single family res, class 4 17.9721 007-021 21E04BB02800 Lake Oswego-R-5 FALSE FALSE TRUE Single family res, class 3 17.9721 007-021 21E04BB02900 Lake Oswego-R-5 FALSE FALSE FALSE 17.9721 007-021 21E04BB03000 Lake Oswego-R-5 TRUE FALSE FALSE Single family res, class 3 17.9721 007-021 21E04BB03100 Lake Oswego-R-5 TRUE FALSE FALSE Single family res, class 3 17.9721 007-021 21E04BB03200 Lake Oswego-R-7.5 TRUE FALSE FALSE Single family res, class 7 17.9721 007-021 21E04BB03300 Clackamas Co.-R20 TRUE FALSE FALSE Single family res, class 4 16.3266 007-017 21E04BB03301 Clackamas Co.-R20 FALSE FALSE FALSE 16.3266 007-017 21E04BB03400 Clackamas Co.-R20 TRUE FALSE FALSE Single family res, class 5 16.3266 007-017 21E04BB03500 Lake Oswego-R-7.5 TRUE FALSE FALSE Single family res, class 4 17.9721 007-021 21E04BB03600 Clackamas Co.-R20 TRUE FALSE TRUE Single family res, class 4 16.3266 007-017 21E04BB03700 Lake Oswego-R-7.5 TRUE FALSE FALSE Single family res, class 4 17.9721 007-021 21E04BB03800 Lake Oswego-R-7.5 TRUE FALSE FALSE Single family res, class 6 17.9721 007-021 21E04BB03900 Clackamas Co.-R20 FALSE FALSE FALSE Single family res, class 5 16.3266 007-017 21E04BB04000 Clackamas Co.-R20 FALSE FALSE FALSE Single family res, class 5 16.3266 007-017 21E04BB04100 Clackamas Co.-R20 TRUE FALSE FALSE Single family res, class 5 16.3266 007-017 21E04BB04200 Clackamas Co.-R20 TRUE FALSE FALSE Single family res, class 5 16.3266 007-017 21E04BB04300 Lake Oswego-R-7.5 FALSE TRUE FALSE 17.9721 007-021 21E04BB04400 Lake Oswego-R-7.5 TRUE FALSE FALSE Single family res, class 7 17.9721 007-021 21E04BB04700 Clackamas Co.-R20 TRUE FALSE TRUE Single family res, class 7 16.3266 007-017 21E04BB06100 Clackamas Co.-R20 TRUE FALSE FALSE Single family res, class 6 16.3266 007-017 21E04BC01000 Clackamas Co.-R20 TRUE FALSE FALSE Single family res, class 7 16.3266 007-017 21E04BC01100 Clackamas Co.-R20 TRUE FALSE FALSE Single family res, class 6 16.3266 007-017 21E04BC01200 Clackamas Co.-R20 TRUE FALSE FALSE Single family res, class 5 16.3266 007-017 21E04BC01300 Clackamas Co.-R20 TRUE FALSE FALSE Single family res, class 4 16.3266 007-017 21E05AA00300 Lake Oswego-NC FALSE FALSE FALSE 17.9721 007-021 ~I -P LotFrontFt LotDepthFt Legallot 0 0 27 0 0 28 0 0 28 0 0 28 0 0 29 0 0 29 0 0 27 0 0 27 0 0 11 0 0 11 0 0 12 0 0 13 0 0 7 0 0 8 0 0 7 0 0 8 0 0 9 0 0 1 0 0 1 0 0 2 0 0 3 0 0 3 0 0 4 0 0 4 0 0 28 0 0 28 0 0 29 0 0 21 0 0 5 0 0 5 0 0 6 0 0 6 0 0 6 r~u 00205343 Medallion LLC 2 Monroe Pkwy Lake Oswego OR 97035 00205352 Lake Grove Water Dist 13001 Boones Ferry Rd Lake Oswego OR 97035 00206128 Greenridge Estates Property LLC Lake Oswego OR 97035 00206137 Greenridge Estates Property LLC 4 Greenridge Dr Lake Oswego OR 97035 00208634 Brian Conry & Tieyu Yan 13282 Boones Ferry Rd Lake Oswego OR 97035 00208652 Hsc Real Estate Inc 200 Greenridge Dr Lake Oswego OR 97035 01687838 Mountain Park Home Owners Lake Oswego OR 97035 01836767 Zhuang Feng & Zhenzhen Zhang 13017 Knaus Rd Lake Oswego OR 97034 01847684 Gregory & Susan Slater 13324 Boones Ferry Rd Lake Oswego OR 97035 05013662 Guity Mosaffa 12986 Knaus Rd Lake Oswego OR 97034 05013663 Donald & Sidney Clarke 12974 Knaus Rd Lake Oswego OR 97034 05014058 Jim Morton 12896 Boones Ferry Rd Lake Oswego OR 97035 05014069 Michael Molloy 12868 Boones Ferry Rd Unit 111 Lake Oswego OR 97035 05014070 Joyce Brors 12866 Boones Ferry Rd Unit 112 Lake Oswego OR 97035 05014071 Mark Sumner 12864 Boones Ferry Rd Unit 113 Lake Oswego OR 97035 05014072 Phillip Ramirez & Marsha Erickson 12862 Boones Ferry Rd Unit 114 Lake Oswego OR 97035 05014075 Sandra Hirotsu 12844 Boones Ferry Rd Unit 117 Lake Oswego OR 97035 05014076 Robert Ferraro 12842 Boones Ferry Rd Unit 118 Lake Oswego OR 97035 05029619 Mark & Magdalena Walen 2322 Knaus Rd Lake Oswego OR 97034 ?· I V\_ 2 Monroe Pkwy Lake Oswego OR 97035 12/15/2003 $483,140.00 $9,311.72 PO Box 1173 Lake Oswego OR 97035 $0.00 $0.00 801 Broad St Ste 200 Chattanooga TN 37402 11/27/2002 $4,341, 700.00 $3,543.31 801 Broad St Ste 200 Chattanooga TN 37402 11/17/2016 $7,750,000.00 $59,866.18 13282 Boones Ferry Rd Lake Oswego OR 97035 04/24/2013 $568,000.00 $9,387.46 1125 NW Couch St Ste 450 Portland OR 97209 $0.00 $188,349.62 2 Mt Jefferson Ter Lake Oswego OR 97035 12/01/1976 $0.00 $0.00 13017 Knaus Rd Lake Oswego OR 97034 10/28/2016 $1,075,000.00 $14,755.27 13324 Boones Ferry Ln Lake Oswego OR 97035 07/25/2005 $715,000.00 $11,088.59 12986 Knaus Rd Lake Oswego OR 97034 10/10/2008 $580,000.00 $9,304.59 12974 Knaus Rd Lake Oswego OR 97034 02/26/2009 $465,000.00 $8,663.04 PO Box 130 Lake Oswego OR 97034 $0.00 $0.00 12868 Boones Ferry Rd Lake Oswego OR 97035 08/05/2016 $351,500.00 $3,991.60 12866 Boones Ferry Rd Lake Oswego OR 97035 06/22/2006 $297,835.00 $3,876.62 12864 Boones Ferry Rd Lake Oswego OR 97035 05/01/2006 $305, 725.00 $3,876.62 1099 Mount Lowe Dr Altadena CA 91001 $0.00 $3,876.62 12844 Boones Ferry Rd Lake Oswego OR 97035 09/11/2015 $306,900.00 $3,876.62 12842 Boones Ferry Rd Lake Oswego OR 97035 09/02/2016 $321,500.00 $3,876.62 2322 Knaus Rd Lake Oswego OR 97034 $0.00 $21,032.10 p. I ~ OwnerAddr OwnerCityNm OwnerState OwnerZI P SA_DATE_TRANS FER SA_ VAL_ TRANSFER TaxTtll 12831 SW Alto Park Rd Lake Oswego OR 97034 01/01/1989 $80,000.00 $4,598.13 12850 Alto Park Rd Lake Oswego OR 97034 $0.00 $3,681.78 13010 SW Knaus Rd Lake Oswego OR 97034 01/12/2010 ' $930,000.00 $12,481.17 13000 Knaus Rd Lake Oswego OR 97034 10/12/1993 $145,500.00 $3,976.54 2405 SW Knaus Rd Lake Oswego OR 97034 10/05/2004 $252,000.00 $4,296.51 2441 SW Knaus Rd Lake Oswego OR 97034 06/01/1988 $68,150.00 $4,518.96 13041 Thoma Rd Lake Oswego OR 97034 08/27/2001 $192,500.00 $5,932.59 12962 Knaus Rd Lake Oswego OR 97034 03/30/2007 $315,000.00 $8,026.63 2600 N Farragut St Portland OR 97217 02/16/2010 $350,000.00 $4,322.43 2105 8 St Columbia City OR 97018 07/19/2002 $70,000.00 $1,938.81 13070 SW Boones Ferry Rd Lake Oswego OR 97035 06/28/2006 $575,000.00 $5,043.51 13100 Boones Ferry Rd Lake Oswego OR 97035 01/07/2015 $585,000.00 $8,191.72 13197 Thoma Rd Lake Oswego OR 97034 09/14/2016 $1,452,500.00 $16,298.54 13131 SW Thoma Rd Lake Oswego OR 97034 08/24/2012 $440,000.00 $4,480.82 13131 SW Thoma Rd Lake Oswego OR 97034 08/27/2012 $0.00 $740.79 13175 SW Thoma Rd Lake Oswego OR 97034 10/30/2009 $559,000.00 $5,808.36 13151 Thoma Rd Lake Oswego OR 97034 08/01/1992 $165,000.00 $6,619.20 13040 SW Thoma Rd Lake Oswego OR 97034 09/09/1993 $171,000.00 $7,111.61 13120 SW Thoma Rd Lake Oswego OR 97034 01/23/2012 $350,088.00 $5,656.04 13156 Thoma Rd Lake Oswego OR 97034 06/26/2015 $379,900.00 $12,648.98 Pmb 236 3 Monroe Pkwy Ste P Lake Oswego OR 97035 $0.00 $6,224.98 5020 Carman Dr Lake Oswego OR 97035 $0.00 $5,695.78 13238 SW Thoma Rd Lake Oswego OR 97034 07/24/2002 $385,000.00 $7,546.59 13298 Thoma Rd Lake Oswego OR 97034 03/23/2005 $0.00 $8,828.26 16771 Boones Ferry Rd Lake Oswego OR 97035 06/19/2017 $625,000.00 $1,793.38 13012 Knaus Rd Lake Oswego OR 97034 11/21/2016 $1,787,500.00 $20,634.47 2254 SW Knaus Rd Lake Oswego OR 97034 $500,000.00 $38,012.46 13363 SW Goodall Rd Lake Oswego OR 97034 11/12/1996 $300,000.00 $20,449.12 13200 SW Thoma Rd Lake Oswego OR 97034 02/20/2009 $2,025,000.00 $27,033.41 13180 SW Thoma Rd Lake Oswego OR 97034 12/15/2015 $1,212,500.00 $10,170/ 64 13199 SW Thoma Rd Lake Oswego OR 97034 $0.00 $7,459.33 13379 SW Thoma Rd Lake Oswego OR 97034 08/25/2016 $526,000.00 $4,178(42 11560 SW 67th Ave Tigard OR 97223 12/31/2014 $2, 721,582.00 $34,597.73 "----- ' ,,.tj ' 00206128 21E05AA02000 Greenridge Estates Property LLC Lake Oswego OR 97035 00206137 21E05AA02001 Mt Park Investors LLC 4 Greenridge Dr Lake Oswego OR 97035 00208634 21E05AD00100 Brian Conry 13282 Boones Ferry Rd Lake Oswego OR 97035 00208652 21E05AD00303 Hsc Real Estate Inc 200 Greenridge Dr Lake Oswego OR 97035 01687838 21E05AA02100 Park Home Owners Mountain Lake Oswego OR 97035 01836767 21E04BB00701 Zhuang Feng 13017 Knaus Rd Lake Oswego OR 97034 01847684 21E05AD00101 Gregory & Susan Slater 13324 Boones Ferry Rd Lake Oswego OR 97035 05013662 21E04BB02701 Guity Mosaffa 12986 Knaus Rd Lake Oswego OR 97034 05013663 21E04BB02702 Donald & Sidney Clarke 12974 Knaus Rd Lake Oswego OR 97034 05014058 21E04BB90000 Jim Morton 12896 Boones Ferry Rd Lake Oswego OR 97035 05014069 21E04BB90111 Michael Molloy 12868 Boones Ferry Rd Unit 111 Lake Oswego OR 97035 05014070 21E04BB90112 Joyce Brors 12866 Boones Ferry Rd Unit 112 Lake Oswego OR 97035 05014071 21E04BB90113 Mark Sumner 12864 Boones Ferry Rd Unit 113 Lake Oswego OR 97035 05014072 21E04BB90114 Phillip Ramirez 12862 Boones Ferry Rd Unit 114 Lake Oswego OR 97035 05014075 21E04BB90117 Sandra Hirotsu 12844 Boones Ferry Rd Unit 117 Lake Oswego OR 97035 05014076 21E04BB90118 Robert Matthew Ferraro 12842 Boones Ferry Rd Unit 118 Lake Oswego OR 97035 05029619 21E04BB04401 Mark & Magdalena Walen 2322 Knaus Rd Lake Oswego OR 97034 ~-~ 801 Broad St Ste 200 Chattanooga TN 37402 0.5349 23300 4 Greenridge Dr Lake Oswego OR 97035 2.3503 102379 13282 Boones Ferry Rd Lake Oswego OR 97035 0.39 16988 1125 NW Couch St Ste 450 Portland OR 97209 9.3001 405112 2 Mt Jefferson Ter Lake Oswego OR 97035 1.744 75969 13017 Knaus Rd Lake Oswego OR 97034 0.3985 17359 13324 Boones Ferry Ln Lake Oswego OR 97035 0.45 19602 12986 Knaus Rd Lake Oswego OR 97034 0.2261 9849 12974 Knaus Rd Lake Oswego OR 97034 0.221 9627 PO Box 130 Lake Oswego OR 97034 1.4728 64155 12868 Boones Ferry Rd Lake Oswego OR 97035 0.0184 802 12866 Boones Ferry Rd Lake Oswego OR 97035 0.0188 819 12864 Boones Ferry Rd Lake Oswego OR 97035 0.0181 788 1099 Mount Lowe Dr Altadena CA 91001 0.0184 802 12844 Boones Ferry Rd Lake Oswego OR 97035 0.0184 802 12842 Boones Ferry Rd Lake Oswego OR 97035 0.0184 802 2322 Knaus Rd Lake Oswego OR 97034 0.48 20909 v· a(>- $0.00 0 $518,121.00 $892,898.00 $256,750.00 $636,148.00 $0.00 0 $1,181,305.00 $1,785,124.00 $1,240,070.00 $545,054.00 $0.00 3695649 $197,156.00 $275,848.00 $12,880.00 $262,968.00 $374,000.00 0 $3,331,062.00 $4,479,685.00 $3,322,870.00 $1,156,815.00 $743,000.00 504000 $522,335.00 $844,858.00 $514, 770.00 $330,088.00 $505,000.00 0 $10,768,038.00 $17,281,083.00 $11,896,340.00 $5,384,743.00 $0.00 0 $0.00 $0.00 $0.00 $0.00 $1,110,000.00 860000 $821,010.00 $1,089,217.00 $729,090.00 $360,127.00 $800,000.00 280680 $616,989.00 $986,999.00 $628,690.00 $358,309.00 $728,000.00 357000 $517,724.00 $701,567.00 $414, 790.00 $286,777.00 $741,000.00 698850 $482,027.00 $696,531.00 $422,300.00 $274,231.00 $0.00 0 $0.00 $0.00 $0.00 $0.00 $371,000.00 210900 $222,100.00 $342,240.00 $342,240.00 $0.00 $386,000.00 322503 $215,702.00 $333,120.00 $333,120.00 $0.00 $386,000.00 244000 $215,702.00 $333,120.00 $333,120.00 $0.00 $386,000.00 0 $215, 702.00 $333,120.00 $333,120.00 $0.00 $412,000.00 245520 $215, 702.00 $333,120.00 $333,120.00 $0.00 $389,000.00 305425 $215, 702.00 $333,120.00 $333,120.00 $0.00 $1,697,000.00 0 $1,170,264.00 $1,625,591.00 $1,235,100.00 $390,491.00 ~-~b COMMERCIAL MISCELLANEOUS Mountain Park #5 COMMERCIAL MISCELLANEOUS MULTI FAMILY RES {5+ UNITS) Mountain Park #5 MULTI FAMILY RES {5+ UNITS) Mountain Park #5 SINGLE FAMILY RESIDENCE Partition Plat 1999-25 Parcel 1 MULTI FAMILY RES (S+ UNITS) Mountain Park #9 VACANT RESIDENTIAL Mountain Park #5 SINGLE FAMILY RESIDENCE Partition Plat 1998-131 Parcel 2 SINGLE FAMILY RESIDENCE Partition Plat 1999-25 Parcel 2 SINGLE FAMILY RESIDENCE Partition Plat 2006-016 Parcel 2 SINGLE FAMILY RESIDENCE Partition Plat 2006-016 Parcel 3 VACANT RESIDENTIAL Jameson Ridge Townhomes - A Condominium CONDOMINIUM, PUD Jameson Ridge Townhomes - A Condominium CONDOMINIUM, PUD Jameson Ridge Townhomes - A Condominium CONDOMINIUM, PUD Jameson Ridge Townhomes - A Condominium CONDOMINIUM, PUD Jameson Ridge Townhomes - A Condominium CONDOMINIUM, PUD Jameson Ridge Town homes - A Condominium CONDOMINIUM, PUD Jameson Ridge Townhomes - A Condominium SINGLE FAMILY RESIDENCE Partition Plat 2014-058 Parcel 2 B-«...- ~- 1283 MOUNTAIN PK #5 PT BLK 7IYI180958 Section 05 Township 2S Range lE Quarter AA TAX LOT 00500 I YI 180958 1283 MOUNTAIN PARK#5 PT BLK 2IYl180958 1283 MOUNTAIN PARK #5 PT BLK 2 I YI 180958 1999-25 PARTITION PLAT PARCEL 1IYI180958 1795 MOUNTAIN PARK#9 PT BLK 81283 MOUNTAIN PARK#5 PT BLK4IYl180958 1283 MOUNTAIN PARK 5 TRACT 8 COMMON AREA I YI 180958 1998-131 PARTITION PLAT PARCEL 2IYI180958 1999-25 PARTITION PLAT PARCEL 2IYI180958 Partition Plat 2006-016 PARCEL 2IYI180958 Partition Plat 2006-016 PARCEL 3IYI180958 Condominium JAMESON RIDGE TOWNHOMES -A CONDOMI NIUM 4039 GENERAL COMMON ELEMENTIYI 180958 Condominium JAMESON RIDGE TOWN HOMES - A CONDOM INI UM 4039 UNIT 111IYI180958 Condominium JAMESON RIDGE TOWNHOMES-A CONDOMINIUM 4039UNIT112IYI180958 Condominium JAMESON RIDGE TOWNHOMES -A CONDOMINIUM 4039 UNIT 113IYI180958 Condominium JAMESON RIDGE TOWNHOMES - A CONDOMINIUM 4039 UNIT 114IYI180958 Condominium JAMESON RIDGE TOWNHOMES -A CONDOMINIUM 4039UNIT117IYI180958 Condominium JAMESON RIDGE TOWN HOMES -A CONDOMINIUM 4039UNIT118IYI 180958 Partition Plat 2014-058 Parcel 2IYI180958 p.~cl MOUNTAIN PARK 0 0.5144 22407 2100 2100 0 0 0 0 0 656-(4 MOUNTAIN PARK 0 1.44 62726 1 1 0 0 0 0 0 656-(4 MOUNTAIN PARK 0 0.5349 23300 1 1 0 0 0 0 0 656-(4 MOUNTAIN PARK 0 2.3503 102379 0 0 0 0 0 0 0 656-C4 FOREST HIGHLANDS 1999 0.39 16988 3257 0 0 0 0 4 2.5 656-(4 MOUNTAIN PARK 0 9.3001 405112 0 0 0 0 0 0 0 656-(4 MOUNTAIN PARK 0 1.744 75969 0 0 0 0 0 0 0 656-(4 FOREST HIGHLANDS 1999 0.3985 17359 4690 0 0 0 0 4 3.5 656-C4 FOREST HIGHLANDS 1999 0.45 19602 3386 0 0 0 0 3 2.5 656-(4 FOREST HIGHLANDS 2006 0.2261 9849 3242 0 0 0 0 4 4 656-(4 FOREST HIGHLANDS 1935 0.221 9627 3169 0 0 0 0 3 3.5 656-C4 FOREST HIGHLANDS 0 1.4728 64155 0 0 0 0 0 0 0 656-(4 FOREST HIGHLANDS 2005 0.0184 802 1182 0 0 0 0 3 2 656-(4 FOREST HIGHLANDS 2005 0.0188 819 1182 0 0 0 0 2 2 656-(4 FOREST HIGHLANDS 2005 0.0181 788 1182 0 0 0 0 2 2 656-C4 FOREST HIGHLANDS 2005 0.0184 802 1182 0 0 0 0 2 2 656-(4 FOREST HIGHLANDS 2005 0.0184 802 1182 0 0 0 0 2 2 656-(4 FOREST HIGHLANDS 2005 0.0184 802 1182 0 0 0 0 2 2 656-C4 FOREST HIGHLANDS 2014 0.48 20909 5087 0 0 0 0 4 3.5 656-C4 p. ;i, .Jb,.- 21E05AA00400 Lake Oswego-NC TRUE FALSE FALSE 17.9721 007-021 21E05AA00500 Lake Oswego-R-3 FALSE FALSE FALSE 17.9721 007-021 21E05AA02000 Lake Oswego-R-0 FALSE FALSE FALSE 17.9721 007-021 21E05AA02001 Lake Oswego-R-0 FALSE FALSE FALSE 17.9721 007-021 21E05AD00100 Lake Oswego-R-10 TRUE FALSE FALSE Single family res, class 5 17.9721 007-021 21E05AD00303 Lake Oswego-R-0 FALSE FALSE FALSE 17.9721 007-021 21E05AA02100 Lake Oswego-R-0 FALSE TRUE FALSE 17.9721 007-021 21E04BB00701 Lake Oswego-R-7.5 TRUE FALSE FALSE Single family res, class 5 17.9721 007-021 21E05AD00101 Lake Oswego-R-10 TRUE FALSE FALSE Single family res, class 5 17.9721 007-021 21E04BB02701 Lake Oswego-R-5 TRUE FALSE FALSE Single family res, class 5 17.9721 007-021 21E04BB02702 Lake Oswego-R-5 TRUE FALSE FALSE Single family res, class 5 17.9721 007-021 21 E04BB90000 Lake Oswego-R-3 FALSE TRUE FALSE 17.9721 007-021 21E04BB90111 Lake Oswego-R-3 TRUE FALSE FALSE Single family res, class 5 17.9721 007-021 21E04BB90112 Lake Oswego-R-3 TRUE FALSE FALSE Single family res, class 5 17.9721 007-021 21E04BB90113 Lake Oswego-R-3 TRUE FALSE FALSE Single family res, class 5 17.9721 007-021 21E04BB90114 Lake Oswego-R-3 FALSE FALSE FALSE Single family res, class 5 17.9721 007-021 21E04BB90117 Lake Oswego-R-3 TRUE FALSE FALSE Single family res, class 5 17.9721 007-021 21E04BB90118 Lake Oswego-R-3 TRUE FALSE FALSE Single family res, class 5 17.9721 007-021 21E04BB04401 Lake Oswego-R-7.5 TRUE FALSE FALSE Single family res, class 6 17.9721 007-021 P'a .f' 0 0 CV) I' lfl .-I .-I N N CV) 0000000000000000000 0000000000000000000 Parcelld OwnerNamelabelFormat SiteAddr SiteCity SiteState SiteZIP 00201383 Peter & Karen Stroud 12831 SW Alto Park Rd Lake Oswego OR 97034 00201392 Simpson Gwen Trustee 12850 Alto Park Rd Lake Oswego OR 97034 00201409 Kevin Hanna 13010 Knaus Rd Lake Oswego OR 97034 00201418 Frederick Mark 13000 SW Knaus Rd Lake Oswego OR 97034 00201427 Richard Knight 2405 SW Knaus Rd Lake Oswego OR 97034 00201445 Thomas & Julie Timberg 2441 SW Knaus Rd Lake Oswego OR 97034 00201454 John & A Tenneson 13041 Thoma Rd Lake Oswego OR 97034 00201463 Massoud & Farimah Azghandi 12962 Knaus Rd Lake Oswego OR 97034 00201472 Nathan Sheppard 13050 Boones Ferry Rd Lake Oswego OR 97035 00201481 Rain Eagle Ventures Ltd 13064 Boones Ferry Rd Lake Oswego OR 97035 00201490 Barbara Sells 13070 Boones Ferry Rd Lake Oswego OR 97035 00201506 Brett Ross 13100 Boones Ferry Rd Lake Oswego OR 97035 00201515 Olsen Joanne Trustee 13197 Thoma Rd Lake Oswego OR 97034 00201524 Cameron Johnson & Anna Artz 13131 SW Thoma Rd Lake Oswego OR 97034 00201533 Cameron Johnson & Anna Arzt OR 97034 00201542 Schindler Nancy R Trustee 13175 SW Thoma Rd Lake Oswego OR 97034 00201551 Denise Fricke 13151 Thoma Rd Lake Oswego OR 97034 00201560 Timothy & Sonja Dozois 13040 SW Thoma Rd Lake Oswego OR 97034 00201579 Puhlman Mark E Trustee 13120 Thoma Rd Lake Oswego OR 97034 00201588 Brent & Kristen Benkstein 13156 Thoma Rd Lake Oswego OR 97034 00201597 Samuel Taylor IV 13170 SW Thoma Rd Lake Oswego OR 97034 00201604 Mary Weibel 13220 SW Thoma Rd Lake Oswego OR 97034 00201613 Martin & Karol Gardner 13238 SW Thoma Rd Lake Oswego OR 97034 00201622 Dennis Henderson 13298 SW Thoma Rd Lake Oswego OR 97034 00201631 Renaissance Custom Homes LLC 13132 Thoma Rd Lake Oswego OR 97035 00201640 Thomas & Colleen Huber 13012 Knaus Rd Lake Oswego OR 97034 00201677 Allan & Cheryl Engelmeyer 2254 SW Knaus Rd Lake Oswego OR 97034 00201819 Jackson William E Trustee 13363 SW Goodall Rd Lake Oswego OR 97034 00201917 Daniel Wilkens 13200 SW Thoma Rd Lake Oswego OR 97034 00201926 Aaron & Grace Wadell 13180 SW Thoma Rd Lake Oswego OR 97034 00201935 Stephen & Lauren Popp 13199 SW Thoma Rd Lake Oswego OR 97034 00201944 Damon Petticord 13379 SW Thoma Rd Lake Oswego OR 97034 00205334 Green Valley Glen LLC 4 Monroe Pkwy Lake Oswego OR 97035 ~-~ Grace W. Wadell 13180 Thoma Road HIN 0'1 2018 Lake Oswego, OR 97034 - . , May 29, 2018 Planning & Building Services Department City of Lake Oswego P.O . Box 369 380 A Avenue Lake Oswego, OR 97034 RE : File No: LU 18-0028; 13151 Thoma Road To Whom It May Concern: I am writing regarding the Notice of Expedited Land Division dated 5/25/2018 that I received today in hopes that my comments summarized below will be considered. The applicant is requesting approval of an expedited minor land partition to divide the property into three parcels of the following sizes -10,263, 8,362 and 8,627. 1. 13151 Thoma Road is zoned R-15, per the Lake Oswego Map located here - http://gis.ei.oswego.or.us/pub/ 2. The applicant's land partition does not conform to the Residential Low Density Zones Dimensional Standards as identified in LOC 50.04.001.1 3. Given this development does not meet the R-15 standard, it should be considered a Major Development, not Minor. Per LOC 50.07.003.1: 15.a.ii. "Major Development includes: {3) Any development which requires a quasi-judicial Comprehensive Plan and/or zoning map amendment. Thank you for your consideration. If you have any questions, I can be reached at [email protected]. EXHIBIT G-200 LU 18-0028 Andreades, Debra From: Grace Wadell Dear Debra and Janice - I am respectfully writing regarding the partition of 13151 Thoma Road into three lots. I am writing because: 1. My husband and I were never notified of a neighborhood meeting to discuss this petition and are not aware of what happened during any meeting that may have occurred. I understand that a neighborhood meeting is required by LOC 50.07.003 .14.d 2. We have asked on multiple occasions over the past year for information about the development/ pending sale of that property from our neighbors and our FHNA and understood if anything it would be partitioned into two lots not 3. 3. The owner of the property spends most of her time in Southern Oregon and while I have looked for her and used to see her frequently, have not seen her in nearly a year despite walking my dog past her property at least twice a day. I don't have her cell phone/email, so my previous conversations with her have all been in person, and despite trying to connect every day in person via my countless walks was unable to do so. 3. We understand from talking to neighbors that others also were not notified of any meeting regarding this partition. 4. We have not seen the results of any traffic study on this partition. Traffic is a particular concern both because there are. numerous children on the street and we have an adult son with Down syndrome who we are working with Voe Rehab on job training and training opportunities in the New Seasons plaza. Our son is not the only person with a disability who walks on our street. Countless LO students from LOHS and in the Tr ansition program walk on Thoma to access both the shopping plaza and the Monroe and Boones Ferry Trimet bus stop. A traffic study is necessary to ensure their safety particularly as it relates to access to and from public transportation and job opportunities for our community members with disabilities. 5. I have read the application regarding the 13151 Thoma petition, but do not find attached to it the Applicants Documents required in LOC 50.07.003.14.d (noted below) - Is that available? If not, can you explain why that is the case? viii. Applicant's Documents Filed with Application An application shall not be accepted for filing unless and until the applicant demonstrates compliance with this section by including with the application: (1) A copy of the certified letter to the recognized neighborhood associations, County CPO, or homeowners association, with the a copy of return receipt; EXHIBIT G-201 1 LU 18-0028 (2) A copy of the letter to officers of the associations and to property owners and residents pursuant to subsection 1.f.iv of this section, including an affidavit of mailing and a copy of the mailing list containing the names and addresses of such owners and residents; (3) A copy of the required posted notice, along with an affidavit of posting; (4) A copy of the minutes of the meetings, and copies of any written comments from property owners, residents, and neighborhood association members; and (5) A copy of the materials that were presented at the neighborhood association meeting. In summary, I respectfully request that you please give the neighbors an opportunity to be notified and attend a meeting on this proposed partition prior to your decision. I appreciate that our city leaders wrote - The purpose ofneighborhood contact is to identify potential issues or confUcts regarding a property review process by avoiding needless delays, appeals, etc ... I am greatly interested in supporting the process for neighborhood development and opportunities for input as evidenced by the half dozen or more meetings that I have attended in the past year regarding Forest Highlands development, tree zoning and lot size. Had I been informed of this meeting regarding 13151 Thoma's proposed partition, I would have made it a priority to attend and understand the impact on our quiet little street as well as the many who use our street to access LOHS and the Community Transition Program. Many thanks for your consideration. I would greatly appreciate it if you would please confirm that you have received my comments. All best, Grace Wadell 13180 Thoma Rd. 2 Andreades, Debra From: Kristen Benkstein Hello, I am writing regarding the partition of 13151 Thoma Road into three lots. Per LOC 50.07.003 1f, I did not receive written notice regarding this proposed partition. And I am not aware that a neighborhood meeting has occurred to discuss any implications of this partition. The first I became aware of this was when the sign was posted in front of the property and we are directly across the street. Therefore, it does not seem that proper notification procedures were followed for this request. In addition, this proposed partition does not seem to fit with the lot sizes/zoning that was recently established for this neighborhood. I request that a neighborhood meeting be held to discuss this application, or produce the minutes to the neighbors if a meeting was already held without my knowledge, so that we can understand the request and any implications. Thank you. Kristen Benkstein 13156 Thoma Rd. Sent from Yahoo Mail on Android EXHIBIT G-202 LU 18-0028 1 JllN 0 8 2018 June 8, 2018 Ci / of Lake r>s .~1ego Planning & Building Services Department Debra Andreades Senior Planner Dear Ms. Andreades - I object to the approval of the expedited land division applications LU 18-0028 for the reasons listed below. Several requirements of Code LOC 50.07.003. l .f. were not met. Specifically - As someone who lives directly across the street from the proposed land division, I never received notice of a neighborhood meeting, and I never saw a sign regarding such meeting. Recently I have heard from other neighbors that a meeting was held, but several requirements of that meeting were not met. 50.07.003 l .f.ii(b).iii - the meeting was held outside the Forest Highlands Neighborhood Association Boundaries; 50.07.003 l .f.iii( l )c - I was not notified, and I live 30 feet away from the proposed division, much less than the 300 feet required by code. The application for expedited land division that was dated March 26, 2018 was submitted 3 days before the new zoning of R-15 approved by the Lake Oswego City Council took affect. It was in no way complete, as the addendum to complete the application is 84 pages long. Reported comments from the neighborhood meeting (that I did not receive notice of and no minutes were made available) indicate that Renaissance Homes has no interest in working with the neighborhood, and has no interest in respecting the wishes of the City Council, the Forest Highlands Neighborhood Association, and the neighbors who live on the short, dead-end street where the subject property is located. Mary Gardner, an attendee at the meeting states: "We made it very clear that we could support a 2 home build and would help market a 2 home build. However, the Renaissance representative flatly stated that they had not, and in fact would not, consider a 2 home build. He further stated that our concerns were our problem not the.irs since they had the legal right to build the 3 homes under the code." Under ORS 197.365 (4) (a) insufficient notice was given for comments. While the notice was dated May 25 , 2018, we did not receive it in the mail until May 29, 2018, leaving only l 0 days for comments. There was also conflicting information provided. The notice says that Denise Fricke is the Applicant/Owner, as does the sign just recently posted on the property. LU 18-0028 states that Renaissance Homes is the Applicant. The notice and the sign give no indication that Renaissance Homes is the applicant, which is deceptive, at best. It gives the EXHIBIT G-203 LU 18-0028 illusion that we are opposing a neighbor rather than the large developer who is the driving force in the application. The lack of a notice for a neighborhood meeting, the short time period in which to respond to the Notice of Expedited Land Division, and the woefully incomplete application are all reason to deny application LU 18-0028 and require the applicant to resubmit under current codes requirements. Respectfully Leah and Mark Puhlman June 8, 2018 Planning and Building Services Department Ms. Debra Andreades Senior Planner JUN 0 B 2018 Dear Ms. Andreades This letter is in reference to Land Division Application File Number LU 18-0028. I am disputing the application on grounds that proper notification and due process has not been provided the Neighborhood or the Neighborhood Association (Forest Highlands Neighborhood Association) by the Applicant and/or their agent. Under Application Procedures as outlined by S0.07.003 the Applicant or their agent did not adhere to the following procedures: l.f.ii(b).iii Date, Time and Location of meeting The meeting shall be held at a location open to the public within the boundaries of the association ...... as applicable under subsection l.f.ii(l)(a)(i) and (ii) of this section in which the proposed the development is predominately located or at a public facility within the City of Lake Oswego. The meeting was not held within or at either of these venues. In fact, the location of the meeting was 2.S miles outside of the Forest Highlands boundary at a private facility. The first meeting scheduled was cancelled after neighbors showed up and waited for 20 minutes at the meeting site. After Renaissance contacted their representative while we waited, they said he had forgotten about the meeting. The meeting was later rescheduled and most of the attendees at the cancelled meeting were not able to attend the rescheduled meeting so the attendance at the rescheduled meeting was reduced. l.f.iii(l)c Notify all property owners within 300 ft of the site, provided however if there are less than SO properties within 300ft of the boundaries of the site, the notice area is to be expanded ...... until at least SO properties are included in the notification. There are residents on Thoma Rd that have said they were never notified of the meeting though they live within 300 ft of the development. This also puts into question as whether there were SO residents of properties put on notification, and to whom the notices were sent. I did not see this list in the original application provide by the planning department nor the subsequent material submitted by the applicant. We would like to have this information as well as the property tax roles that were the basis for the mailing. l.f.vii(l) The applicant shall prepare minutes of the neighborhood meeting. The minutes shall contain a record of any verbal comments made at the meeting. In the meeting the neighborhood residents made extremely clear that we were upset with a 3 home development since it would alter the character of the neighborhood and put additional congestion on a street with effectively single lane traffic, increasing the current safety issues. We made it very clear that we could support a 2 home build and would help market a 2 home bui ld. However, the Renaissance representative flatly stated that they had not, and in fact would not, consider a 2 home build. He further stated that our concerns were our problem not theirs since they had the legal right to build the 3 homes under the code. This meeting effectively allowed them to check the application box with the city and summarily dismiss the concerns of the neighborhood residents that were in attendance. This is adverse behavior regarding the intent that the city has outlined as the purpose of such meeting. The City has stated that the purpose of the meeting is to allow the residents to voice their concerns so that the parties can work together to avoid appeals and disputes regarding the development. Renaissance did not exhibit good faith at this meeting and in fact this meeting in our view was counterproductive. l.f.vii(2) The applicant shall send a copy of the written minutes of the neighborhood meeting the neighborhood association chairs that received notice of the meeting ...... within 14 days following the meeting. The minutes that I saw of this meeting were brief and did not capture the various viewpoints and comments of the neighbors present. It glossed over the serious concerns of those in attendance. We expect the City's regulations to be strictly adhered to so that we can be afforded the opportunity to carry out our rights under the process. As mentioned, we feel the Neighborhood Notice and Meeting process has been a check box activity for the applicant/agent and we will not settle with this. The applicant/agent has not followed the required process as outlined in the City code and the application should be denied and resubmitted after due process has been afforded residents. Sincerely, EXHIBIT G-204 Martin and Karol Gardner LU 18-0028 Lake Oswego Andreades, Debra From: gary willihnganz Debra- FHNA would like to formally appeal the decision to divide LU 18-0028 into 3 lots/partitions. This is for the property at 13151 Thoma Road. Can you also check to ensure my email/address is correct in the filing of these activities. I don't believe I am receiving this information and was informed from my neighbors. Please plan adequate time at the appeal meeting. My sense is that every neighbor on Thoma Road may be speaking against this development as it stands. Gary W illihnganz Co-Chair FHNA 408-406 2523 EXHIBIT G-205 LU 18-0028 1
Thoma Acre Tracts" (Plat No
